The Fair Share Report
46 Christopher St
Montclair, NJ 07042
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 $980,714 – $2,019,828, from 12 comparable Montclair 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 Montclair assessments sit below market value — republished every October, applied town-wide. A $1,346,748 home should be assessed near $757,680.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $2,420 above what the ratio math suggests (0.3%).
Step 4 · The tax rate — same for every Montclair home
$2.019 Schools · 57% $0.575 County · 16% $0.922 Town · 26%
Step 5 · The bill
This home vs. every recent Montclair sale · assessed ÷ market
32%83%
Paying about right
This home's ratio lands inside Montclair'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 |
|---|---|---|---|---|
| 446 VALLEY ROAD | 2025-07 | $1,358,000 | 3,138 | 40.9% |
| 22 NO. WILLOW STREET | 2026-04 | $875,000 | 3,257 | 52.4% |
| 41 OAKWOOD AVENUE | 2026-06 | $1,990,000 | 2,911 | 43.3% |
| 157 WALNUT STREET | 2026-06 | $1,200,000 | 2,944 | 40.4% |
| 190 ALEXANDER AVENUE | 2025-05 | $1,800,000 | 3,012 | 54.0% |
| 1 WALDEN PLACE | 2025-08 | $855,000 | 3,040 | 56.1% |
| 67 CEDAR AVENUE | 2025-06 | $999,999 | 2,945 | 41.2% |
| 53 PORTLAND PLACE | 2025-01 | $960,000 | 2,834 | 49.1% |
| 29 NORTHVIEW AVENUE | 2025-05 | $2,460,000 | 2,826 | 31.9% |
| 26 FOREST STREET | 2025-05 | $1,200,000 | 2,697 | 38.8% |
| 44 CHRISTOPHER STREET | 2025-03 | $1,075,000 | 2,675 | 50.4% |
| 46 LLOYD ROAD | 2025-10 | $2,380,000 | 3,534 | 51.2% |
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