The Fair Share Report
53 Barrows Ave
Rutherford, NJ 07070
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 Rutherford's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $543,401 – $734,824, from 12 comparable Rutherford 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 Rutherford assessments sit below market value — republished every October, applied town-wide. A $614,897 home should be assessed near $408,230.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $63,530 below what the ratio math suggests (15.6%).
Step 4 · The tax rate — same for every Rutherford home
$1.890 Schools · 59% $0.321 County · 10% $0.987 Town · 31%
Step 5 · The bill
This home vs. every recent Rutherford sale · assessed ÷ market
41%82%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 272 VAN WINKLE PLACE | 2025-06 | $607,914 | 1,393 | 57.6% |
| 40 CARMITA AVE | 2025-09 | $500,000 | 1,386 | 80.6% |
| 39 HAWTHORNE ST | 2025-06 | $517,500 | 1,312 | 76.1% |
| 115 WILSON AVE | 2025-02 | $426,800 | 1,364 | 76.2% |
| 360 CARMITA AVE | 2025-08 | $700,000 | 1,331 | 49.2% |
| 11 AYER PL | 2026-01 | $670,000 | 1,322 | 53.4% |
| 47 ELYCROFT PKWY | 2026-05 | $615,000 | 1,314 | 61.2% |
| 415 WASHINGTON AVENUE | 2025-11 | $662,500 | 1,442 | 52.2% |
| 135 WHEATON PL | 2025-08 | $750,000 | 1,476 | 55.2% |
| 10 SUNDERLAND AVE | 2025-03 | $490,000 | 1,290 | 76.8% |
| 151 JACKSON AVENUE | 2026-03 | $705,000 | 1,564 | 56.6% |
| 166 SUMMIT CROSS | 2026-05 | $810,000 | 1,590 | 57.9% |
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