The Fair Share Report
47 Christopher St
Montclair, NJ 07043
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 $1,148,670 – $2,063,936, 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 $1,612,308 home should be assessed near $907,084.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $195,684 below what the ratio math suggests (21.6%).
Step 4 · The tax rate — same for every Montclair home
$2.019 Schools · 57% $0.575 County · 16% $0.922 Town · 26%
This home's own bill implies $2.808 per $100 — well off the general rate. That usually means the town revalued since the last bill.
Step 5 · The bill
This home vs. every recent Montclair sale · assessed ÷ market
29%70%
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 |
|---|---|---|---|---|
| 10 MOUNTAIN TERRACE | 2026-06 | $2,100,000 | 2,894 | 40.2% |
| 16 UP. MOUNTAIN AVENUE | 2026-03 | $1,100,000 | 2,884 | 62.0% |
| 262 CLAREMONT AVENUE | 2026-05 | $1,560,000 | 2,792 | 40.2% |
| 115 PARK STREET | 2026-05 | $1,600,000 | 2,860 | 39.4% |
| 118 EDGEMONT ROAD | 2025-01 | $1,725,000 | 2,956 | 47.8% |
| 1 WALDEN PLACE | 2025-08 | $855,000 | 3,040 | 56.1% |
| 17 PARKWAY | 2025-10 | $2,092,924 | 2,893 | 38.8% |
| 190 ALEXANDER AVENUE | 2025-05 | $1,800,000 | 3,012 | 54.0% |
| 116 MAPLE AVENUE | 2026-03 | $1,327,000 | 2,874 | 30.3% |
| 41 OAKWOOD AVENUE | 2026-06 | $1,990,000 | 2,911 | 43.3% |
| 296 GROVE STREET | 2025-08 | $1,200,000 | 2,778 | 53.8% |
| 157 WALNUT STREET | 2026-06 | $1,200,000 | 2,944 | 40.4% |
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