The Fair Share Report
54 Central Ave
Demarest, NJ 07627
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 $983,507 – $1,186,247, from 12 comparable Demarest 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 Demarest assessments sit below market value — republished every October, applied town-wide. A $1,061,658 home should be assessed near $1,076,627.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $229,927 below what the ratio math suggests (21.4%).
Step 4 · The tax rate — same for every Demarest home
$1.149 Schools · 64% $0.219 County · 12% $0.438 Town · 24%
Step 5 · The bill
This home vs. every recent Demarest sale · assessed ÷ market
66%115%
Paying about right
This home's ratio lands inside Demarest'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 |
|---|---|---|---|---|
| 17 CYPRESS PL | 2025-07 | $1,050,000 | 1,817 | 82.4% |
| 32 HIGHLAND AVE | 2025-12 | $999,999 | 1,903 | 88.8% |
| 98 PRESCOTT ST | 2025-12 | $1,385,000 | 2,051 | 71.2% |
| 52 EDWARD ST | 2026-04 | $1,100,000 | 1,845 | 92.9% |
| 45 LENOX AVE | 2025-07 | $999,500 | 1,954 | 85.4% |
| 55 STEWART ST | 2025-07 | $999,999 | 1,841 | 88.4% |
| 16 POPLAR RD | 2025-05 | $1,200,000 | 2,058 | 92.6% |
| 64 PRESCOTT ST | 2025-04 | $875,000 | 1,716 | 91.7% |
| 72 HIGHLAND AVE | 2025-04 | $1,300,000 | 2,389 | 77.2% |
| 15 LOIS AVE | 2025-12 | $1,495,000 | 2,079 | 82.9% |
| 15 LOIS AVE | 2025-04 | $900,000 | 2,079 | 137.7% |
| 65 LENOX AVE | 2025-07 | $965,000 | 1,645 | 91.7% |
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