The Fair Share Report
46 7th St
Cresskill, NJ 07626
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $739,068 – $926,820, from 12 comparable Cresskill sales in the past 18 months (home size estimated from assessor data — range widened).
Step 2 · The Director's Ratio
The state's official measure of how far Cresskill assessments sit below market value — republished every October, applied town-wide. A $830,195 home should be assessed near $654,609.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $59,109 below what the ratio math suggests (9.0%).
Step 4 · The tax rate — same for every Cresskill home
$1.256 Schools · 55% $0.262 County · 12% $0.750 Town · 33%
This home's own bill implies $1.942 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Cresskill sale · assessed ÷ market
59%105%
Paying about right
This home's ratio lands inside Cresskill's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 21 CREST DR NO | 2026-02 | $825,000 | 1,588 | 76.1% |
| 136 ELM ST | 2026-03 | $715,000 | 1,511 | 89.4% |
| 87 DELMAR AVE | 2026-03 | $850,000 | 1,679 | 83.4% |
| 72 ROOSEVELT ST | 2026-01 | $1,285,000 | 1,762 | 76.8% |
| 28 BURTON PL | 2025-03 | $852,000 | 1,641 | 57.2% |
| 85 MORNINGSIDE AVE | 2025-03 | $845,000 | 1,486 | 79.9% |
| 293 CONCORD ST | 2025-05 | $752,000 | 1,444 | 83.0% |
| 11 PIERCE AVE | 2026-01 | $755,000 | 1,620 | 94.0% |
| 206 10TH ST | 2026-03 | $999,000 | 1,809 | 68.8% |
| 292 MAGNOLIA AVE | 2025-02 | $815,000 | 2,053 | 87.9% |
| 79 LEXINGTON AVE | 2025-05 | $725,000 | 1,331 | 82.2% |
| 165 JEFFERSON AVE | 2025-01 | $640,000 | 1,702 | 136.5% |
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