The Fair Share Report
7 Stembrook Rd
Montvale, NJ 07645
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 $917,896 – $1,131,389, from 12 comparable Montvale 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 Montvale assessments sit below market value — republished every October, applied town-wide. A $968,372 home should be assessed near $701,779.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $47,479 below what the ratio math suggests (6.8%).
Step 4 · The tax rate — same for every Montvale home
$1.580 Schools · 62% $0.298 County · 12% $0.673 Town · 26%
Step 5 · The bill
This home vs. every recent Montvale sale · assessed ÷ market
43%89%
Paying about right
This home's ratio lands inside Montvale'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 |
|---|---|---|---|---|
| 15 TERRY COURT | 2025-06 | $912,000 | 2,651 | 49.3% |
| 16 CYPRESS PEAK LN | 2025-05 | $1,077,000 | 2,591 | 49.1% |
| 18 LOMAS LANE | 2025-12 | $1,450,000 | 2,744 | 53.3% |
| 27 COTTAGE AVE | 2025-05 | $890,000 | 2,493 | 51.5% |
| 112 E GRAND AVE | 2025-02 | $730,316 | 2,530 | 57.6% |
| 1 VAN WYCK STREET | 2025-02 | $1,115,000 | 2,994 | 56.5% |
| 1 HIGH RIDGE ROAD | 2025-10 | $1,385,000 | 2,277 | 59.7% |
| 7 AZALEA LANE | 2025-06 | $925,000 | 2,188 | 47.2% |
| 10 MAPLE AVE | 2025-04 | $815,000 | 2,184 | 55.4% |
| 76 SPRING VALLEY RD | 2025-08 | $880,000 | 2,367 | 57.4% |
| 50 UPPER SADDLE RIVER RD | 2025-02 | $1,175,000 | 3,250 | 55.9% |
| 7 SHADOW LANE | 2025-12 | $878,000 | 2,064 | 51.5% |
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