The Fair Share Report
6 Sutherland Rd
Montclair, NJ 07042
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 $1,609,248 – $2,177,273, 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 $1,795,032 home should be assessed near $1,009,885.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $212,085 below what the ratio math suggests (21.0%).
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
31%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 |
|---|---|---|---|---|
| 101 GLENRIDGE AVENUE | 2024-12 | $700,000 | 2,995 | 57.2% |
| 310 PARK STREET | 2025-08 | $1,650,000 | 3,025 | 49.5% |
| 172 WATCHUNG AVENUE | 2026-01 | $2,150,000 | 3,096 | 37.0% |
| 18 DURYEA ROAD | 2025-06 | $1,880,000 | 3,164 | 42.0% |
| 14 UP. MOUNTAIN AVENUE | 2025-11 | $999,000 | 3,087 | 54.5% |
| 22 DURYEA ROAD | 2025-06 | $2,101,000 | 2,862 | 43.1% |
| 221 CHRISTOPHER STREET | 2026-06 | $2,050,000 | 3,194 | 51.2% |
| 124 CHRISTOPHER STREET | 2025-06 | $2,500,000 | 2,880 | 42.2% |
| 44 BEVERLEY ROAD | 2025-07 | $1,810,000 | 2,940 | 47.0% |
| 215 MONTCLAIR AVENUE | 2025-07 | $1,975,000 | 2,914 | 40.4% |
| 9 COLUMBUS AVENUE | 2025-06 | $1,700,000 | 2,871 | 44.0% |
| 59 ELSTON ROAD | 2026-06 | $1,925,000 | 3,253 | 54.0% |
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