The Fair Share Report
48 Buff Rd
Tenafly, NJ 07670
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.
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Step 1 · Market value
Likely range $2,578,230 – $3,176,413, from 12 comparable Tenafly 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 Tenafly assessments sit below market value — republished every October, applied town-wide. A $2,908,590 home should be assessed near $1,868,769.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $769,269 below what the ratio math suggests (41.2%).
Step 4 · The tax rate — same for every Tenafly home
$1.924 Schools · 65% $0.332 County · 11% $0.716 Town · 24%
Step 5 · The bill
This home vs. every recent Tenafly sale · assessed ÷ market
29%79%
Keep quiet and enjoy it
This home's assessment ratio sits below the Tenafly pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 94 OAK ST | 2025-03 | $3,000,000 | 3,888 | 51.4% |
| 11 LEROY ST | 2025-07 | $3,200,000 | 3,894 | 41.1% |
| 149 MAGNOLIA AVE | 2025-12 | $2,515,000 | 3,854 | 50.7% |
| 49 JOYCE RD | 2025-06 | $3,350,000 | 3,746 | 40.0% |
| 35 NORMAN PL | 2025-01 | $2,360,000 | 3,616 | 47.8% |
| 92 PARK ST | 2025-05 | $2,750,000 | 4,393 | 52.0% |
| 41 NORMAN PL | 2025-07 | $2,450,000 | 3,466 | 51.3% |
| 64 N LYLE AVE | 2025-05 | $2,465,000 | 3,247 | 47.2% |
| 24 EDGEWOOD ST | 2025-06 | $2,538,500 | 3,231 | 49.6% |
| 28 GREENTREE TERR | 2025-05 | $2,400,000 | 3,193 | 47.3% |
| 156 MAGNOLIA AVE | 2025-04 | $2,300,000 | 3,441 | 48.5% |
| 156 ELM ST | 2025-04 | $2,050,000 | 3,617 | 59.9% |
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