The Fair Share Report
495 First St
Oradell, NJ 07649
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Oradell's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $802,608 – $897,091, from 10 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 $825,857 home should be assessed near $736,664.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $37,364 below what the ratio math suggests (5.1%).
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 $2.171 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
73%132%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 487 FIRST ST | 2025-02 | $835,000 | 1,779 | 81.8% |
| 197 ELIZABETH STREET | 2025-05 | $750,000 | 1,500 | 97.0% |
| 604 COOPER AVE | 2025-04 | $760,000 | 1,581 | 85.1% |
| 714 VILLAGE ROAD | 2025-03 | $865,000 | 2,381 | 126.2% |
| 575 FLETCHER AVE | 2025-02 | $690,000 | 1,287 | 86.9% |
| 636 MARTIN AVE | 2025-02 | $1,450,000 | 2,332 | 84.9% |
| 787 SCHAEFER AVE | 2026-02 | $1,050,000 | 2,328 | 88.7% |
| 503 REIS AVENUE | 2025-05 | $600,000 | 1,164 | 96.6% |
| 976 CORDES COURT | 2025-05 | $1,315,000 | 2,571 | 81.6% |
| 862 BATTEL PLACE | 2025-03 | $1,325,000 | 3,004 | 92.0% |
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