The Fair Share Report
46 Wayside Pl
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 $2,076,227 – $4,007,850, 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 $3,119,716 home should be assessed near $1,755,152.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $82,952 below what the ratio math suggests (4.7%).
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
33%86%
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 |
|---|---|---|---|---|
| 83 SO. FULLERTON AVENUE | 2025-11 | $1,750,000 | 6,527 | 48.3% |
| 550 PARK STREET | 2025-05 | $3,800,000 | 6,477 | 60.8% |
| 372 UP. MOUNTAIN AVENUE | 2025-12 | $2,699,999 | 6,429 | 61.0% |
| 39 BRADFORD AVENUE | 2025-07 | $2,675,000 | 5,588 | 46.0% |
| 21 STONEBRIDGE ROAD | 2025-01 | $3,400,000 | 6,289 | 58.4% |
| 190 UP. MOUNTAIN AVENUE | 2025-04 | $2,600,000 | 6,851 | 59.9% |
| 29 HIGHLAND AVENUE | 2025-06 | $2,175,000 | 6,182 | 56.1% |
| 270 UP. MOUNTAIN AVENUE | 2026-06 | $4,500,000 | 6,143 | 40.7% |
| 257 UP. MOUNTAIN AVENUE | 2025-05 | $1,850,000 | 6,135 | 53.3% |
| 8 HELLER DRIVE | 2025-09 | $4,600,000 | 6,964 | 59.3% |
| 85 CLINTON AVENUE | 2025-10 | $2,400,000 | 6,008 | 59.9% |
| 35 AFTERGLOW WAY | 2025-01 | $2,000,000 | 7,327 | 61.0% |
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