The Fair Share Report
75 Cedar Ave
Montclair, NJ 07021
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 $914,492 – $1,129,835, 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 $1,034,347 home should be assessed near $581,924.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $293,824 below what the ratio math suggests (50.5%).
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
20%70%
Keep quiet and enjoy it
This home's assessment ratio sits below the Montclair pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 8 LANE COURT | 2025-06 | $1,100,000 | 1,776 | 46.1% |
| 8 LANE COURT | 2025-03 | $999,000 | 1,776 | 50.8% |
| 95 ESSEX AVENUE | 2025-09 | $1,164,100 | 1,568 | 49.4% |
| 530 VALLEY ROAD C005L | 2025-07 | $999,000 | 1,651 | 42.3% |
| 9 SOUTHERN TERRACE | 2025-03 | $710,000 | 1,536 | 47.4% |
| 33 TUERS PLACE | 2026-04 | $1,212,000 | 1,824 | 43.7% |
| 421 GROVE STREET | 2025-06 | $1,225,000 | 1,843 | 44.9% |
| 123 ALEXANDER AVENUE | 2025-12 | $1,150,000 | 1,486 | 46.3% |
| 11 KENNETH ROAD | 2026-03 | $999,000 | 1,893 | 66.6% |
| 6 CARLTON DRIVE | 2025-06 | $1,355,000 | 1,900 | 46.5% |
| 7 MELROSE PLACE | 2026-03 | $775,000 | 1,518 | 52.2% |
| 10 KENNETH ROAD | 2025-08 | $1,050,000 | 1,716 | 53.6% |
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