49 Stuart Pl

Step 1 · Market value

Likely range $1,163,141 – $1,370,389, from 12 comparable Oradell 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 Oradell assessments sit below market value — republished every October, applied town-wide. A $1,217,566 home should be assessed near $1,086,069.

Step 3 · Assessed value

Set at the last town-wide revaluation and mostly frozen since. That's $77,669 below what the ratio math suggests (7.2%).

Step 4 · The tax rate — same for every Oradell home

$1.353 Schools · 59% $0.237 County · 10% $0.705 Town · 31%

This home's own bill implies $2.217 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).

Step 5 · The bill

This home vs. every recent Oradell sale · assessed ÷ market

68%132%

The evidence · comparable sales (SR1A usable-sale records)