The Fair Share Report
84 Beech St
Rutherford, NJ 07070
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.
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Step 1 · Market value
Likely range $803,645 – $1,253,377, from 12 comparable Rutherford 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 Rutherford assessments sit below market value — republished every October, applied town-wide. A $914,208 home should be assessed near $606,943.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $8,743 below what the ratio math suggests (1.4%).
Step 4 · The tax rate — same for every Rutherford home
$1.890 Schools · 59% $0.321 County · 10% $0.987 Town · 31%
Step 5 · The bill
This home vs. every recent Rutherford sale · assessed ÷ market
42%82%
Paying about right
This home's ratio lands inside Rutherford'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 |
|---|---|---|---|---|
| 227 EASTERN WAY | 2025-12 | $1,160,000 | 2,708 | 51.5% |
| 246 SPRINGFIELD AVE | 2026-05 | $1,215,000 | 2,743 | 50.2% |
| 63 GROVE STREET | 2025-09 | $1,175,000 | 2,360 | 48.2% |
| 33 W NEWELL AVE | 2026-02 | $740,000 | 2,361 | 70.5% |
| 165 HOME AVENUE | 2025-01 | $925,000 | 3,067 | 53.0% |
| 41 WASHINGTON AVENUE | 2025-12 | $770,000 | 2,349 | 54.5% |
| 118 WASHINGTON AVE | 2025-11 | $950,000 | 2,601 | 54.5% |
| 262 MOUNTAIN WAY | 2025-04 | $1,200,000 | 2,740 | 52.8% |
| 30 W PIERREPONT AVE | 2025-12 | $888,500 | 2,454 | 54.8% |
| 136 IRVING PLACE | 2026-01 | $675,000 | 2,348 | 71.0% |
| 32 WINGRA AVE | 2026-01 | $965,000 | 2,188 | 53.8% |
| 85 BECKWITH PLACE | 2025-12 | $999,999 | 2,984 | 61.8% |
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