The Fair Share Report
53 Beverley Rd
Montclair, NJ 07751
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 $1,198,602 – $1,573,516, 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 $1,361,842 home should be assessed near $766,172.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $153,572 below what the ratio math suggests (20.0%).
Step 4 · The tax rate — same for every Montclair home
$2.019 Schools · 57% $0.575 County · 16% $0.922 Town · 26%
Step 5 · The bill
This home vs. every recent Montclair sale · assessed ÷ market
33%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 |
|---|---|---|---|---|
| 220 GROVE STREET | 2025-03 | $955,000 | 2,060 | 60.8% |
| 401 NO. FULLERTON AVENUE | 2025-10 | $1,450,000 | 2,132 | 48.1% |
| 26 CLAIRIDGE COURT | 2026-04 | $1,600,000 | 2,130 | 42.1% |
| 20 COLUMBUS AVENUE | 2026-06 | $1,200,000 | 1,985 | 52.2% |
| 210 GROVE STREET | 2025-08 | $1,300,000 | 1,976 | 42.1% |
| 9 BELLAIRE DRIVE | 2025-04 | $1,302,750 | 2,188 | 44.6% |
| 30 WELLESLEY ROAD | 2026-05 | $1,500,000 | 2,200 | 48.0% |
| 182 WILDWOOD AVENUE | 2025-03 | $1,660,000 | 2,186 | 43.0% |
| 18 BRAEMORE ROAD | 2025-08 | $1,551,000 | 2,099 | 41.4% |
| 14 WARD PLACE | 2025-10 | $685,000 | 2,100 | 51.1% |
| 325 GROVE STREET | 2025-06 | $1,525,000 | 2,135 | 36.4% |
| 180 WILDWOOD AVENUE | 2025-11 | $1,651,000 | 2,232 | 47.3% |
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