The Fair Share Report
46 Cresskill
Dumont, NJ 07628
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 $461,582 – $561,263, from 12 comparable Dumont sales in the past 18 months, at this home's 1,144 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Dumont assessments sit below market value — republished every October, applied town-wide. A $500,056 home should be assessed near $476,603.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $27,397 above what the ratio math suggests (5.7%).
Step 4 · The tax rate — same for every Dumont home
$1.304 Schools · 56% $0.233 County · 10% $0.803 Town · 34%
This home's own bill implies $2.181 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Dumont sale · assessed ÷ market
77%121%
Paying about right
This home's ratio lands inside Dumont'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 |
|---|---|---|---|---|
| 82 CRESSKILL | 2026-02 | $558,000 | 1,272 | 88.4% |
| 56 COOPER AVE | 2025-03 | $510,000 | 1,264 | 98.9% |
| 56 SENECA AVE | 2026-02 | $590,000 | 1,197 | 86.0% |
| 79 FOREST RD | 2026-05 | $470,000 | 1,206 | 115.1% |
| 162 LAFAYETTE AVE | 2025-04 | $524,000 | 1,356 | 102.0% |
| 25 WINDSOR DRIVE | 2025-03 | $495,000 | 1,231 | 104.0% |
| 34 MARGARET CT | 2026-04 | $622,000 | 1,234 | 85.7% |
| 55 COLONIAL PKWY | 2025-02 | $590,000 | 1,241 | 96.0% |
| 28 SEMINOLE AVE | 2025-05 | $575,000 | 1,172 | 94.4% |
| 7 OVERLOOK | 2026-04 | $650,000 | 1,115 | 78.2% |
| 93 ERIE ST | 2025-03 | $650,000 | 1,424 | 89.8% |
| 36 ELM ST | 2025-02 | $500,000 | 1,211 | 102.3% |
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