The Fair Share Report
710 E Broad St
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 $1,001,053 – $1,503,449, 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 $1,301,952 home should be assessed near $943,655.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $161,155 below what the ratio math suggests (17.1%).
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
46%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 |
|---|---|---|---|---|
| 401 LENOX AVE | 2026-02 | $900,000 | 2,426 | 78.9% |
| 538 WESTFIELD AVE | 2026-01 | $1,418,000 | 2,298 | 53.1% |
| 603 CLARK ST | 2025-04 | $1,141,000 | 2,344 | 86.6% |
| 416 BOULEVARD | 2025-10 | $999,999 | 2,785 | 60.9% |
| 306 CHESTNUT ST N | 2025-05 | $1,325,000 | 2,349 | 65.6% |
| 141 BRIGHTWOOD AVE | 2026-03 | $1,250,000 | 2,382 | 81.8% |
| 529 ELM ST | 2025-01 | $975,000 | 2,284 | 199.0% |
| 1351 E BROAD ST | 2026-04 | $1,250,000 | 2,465 | 55.4% |
| 622 PROSPECT ST | 2025-07 | $1,425,000 | 2,492 | 66.8% |
| 882 PENNSYLVANIA AVE | 2025-06 | $1,500,000 | 2,441 | 57.6% |
| 211 CACCIOLA PL | 2025-09 | $600,000 | 2,240 | 73.0% |
| 898 VILLAGE GREEN | 2025-07 | $1,330,000 | 2,542 | 60.5% |
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