The Fair Share Report
6 Capron Ln
Montclair, NJ 07043
The town catches up with market prices only once a year — and only on average. This report checks whether this house's assessment kept pace.
This home's full record →Check another house →
This home's payments are about right
It sits inside Montclair's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $1,379,608 – $2,104,835, 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 $1,652,306 home should be assessed near $929,587.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $40,787 below what the ratio math suggests (4.4%).
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%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 8 MACOPIN AVENUE | 2026-05 | $1,910,000 | 2,592 | 44.1% |
| 28 SO. MOUNTAIN AVENUE | 2025-10 | $1,750,000 | 3,218 | 54.2% |
| 28 SO. MOUNTAIN AVENUE | 2025-04 | $900,000 | 3,218 | 105.4% |
| 178 HIGHLAND AVENUE | 2025-06 | $2,284,205 | 3,368 | 54.2% |
| 49 STONEBRIDGE ROAD | 2025-05 | $1,800,000 | 3,716 | 41.6% |
| 206 HIGHLAND AVENUE | 2026-05 | $1,710,000 | 2,373 | 46.7% |
| 114 YANTACAW BROOK ROAD | 2025-04 | $2,060,000 | 3,498 | 50.3% |
| 112 LINCOLN STREET | 2026-04 | $1,300,000 | 2,226 | 52.3% |
| 16 UP. MOUNTAIN AVENUE | 2026-03 | $1,100,000 | 2,884 | 62.0% |
| 362 HIGHLAND AVENUE | 2025-08 | $1,455,000 | 2,859 | 55.3% |
| 21 COLLEGE AVENUE | 2025-06 | $1,510,000 | 3,002 | 46.3% |
| 9 WINDERMERE ROAD | 2026-03 | $1,450,000 | 2,384 | 44.0% |
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