The Fair Share Report
545 Blvd
Westfield, NJ 07090
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 $2,887,476 – $4,570,736, from 12 comparable Westfield 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 Westfield assessments sit below market value — republished every October, applied town-wide. A $3,194,347 home should be assessed near $2,315,263.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $61,763 below what the ratio math suggests (2.7%).
Step 4 · The tax rate — same for every Westfield home
$1.428 Schools · 62% $0.455 County · 20% $0.409 Town · 18%
Westfield also levies a Special Improvement District charge inside its district boundaries — the county roll doesn't say which homes are in it, but a bill's "IMPROVEMENT DISTRICT" line does. District homes pay $2.396 per $100 all-in (+$0.105).
Step 5 · The bill
This home vs. every recent Westfield sale · assessed ÷ market
44%89%
Paying about right
This home's ratio lands inside Westfield'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 |
|---|---|---|---|---|
| 560 TREMONT AVE | 2025-09 | $1,980,000 | 6,045 | 85.3% |
| 220 DUDLEY AVE E | 2025-05 | $3,646,760 | 7,160 | 66.4% |
| 740 LAWRENCE AVE | 2026-01 | $2,600,000 | 6,217 | 62.6% |
| 318 EUCLID AVE S | 2026-03 | $2,300,000 | 5,141 | 64.5% |
| 3 BREEZE KNOLL DR | 2025-08 | $3,686,000 | 6,275 | 62.5% |
| 242 KIMBALL AVE | 2025-07 | $2,095,000 | 4,566 | 56.0% |
| 6 BREEZE KNOLL DR | 2026-06 | $5,200,000 | 7,905 | 56.8% |
| 128 WOODLAND AVE | 2025-10 | $5,275,000 | 6,505 | 53.5% |
| 23 STONELEIGH PARK | 2026-05 | $3,100,000 | 4,428 | 44.0% |
| 216 KIMBALL AVE | 2025-09 | $2,025,000 | 4,584 | 61.1% |
| 216 WATCHUNG FORK | 2025-01 | $4,000,000 | 5,348 | 63.8% |
| 731 HIGHLAND AVE | 2025-01 | $1,975,000 | 4,310 | 71.7% |
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