The Fair Share Report
87 E St
Montgomery, NJ 08502
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 $459,119 – $661,695, from 12 comparable Montgomery 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 Montgomery assessments sit below market value — republished every October, applied town-wide. A $539,306 home should be assessed near $303,306.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $118,494 above what the ratio math suggests (39.1%).
Step 4 · The tax rate — same for every Montgomery home
$2.335 Schools · 68% $0.583 County · 17% $0.519 Town · 15%
Step 5 · The bill
This home vs. every recent Montgomery sale · assessed ÷ market
38%97%
A touch high — worth watching
This home's ratio sits above most of Montgomery, but doesn't clear NJ's legal appeal line (64.68%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 162 SPRING HILL ROAD | 2025-09 | $599,000 | 1,456 | 64.9% |
| 160 SPRING HILL ROAD | 2026-04 | $660,000 | 1,452 | 44.7% |
| 1743 RT 206 | 2025-11 | $200,000 | 1,440 | 158.3% |
| 420 SUNSET ROAD | 2025-08 | $425,000 | 2,046 | 112.7% |
| 203 RHOADS DRIVE | 2026-05 | $480,000 | 1,340 | 49.9% |
| 1105 RHOADS DRIVE | 2026-01 | $510,000 | 1,340 | 47.3% |
| 167 DEAD TREE RUN ROAD | 2026-01 | $532,500 | 1,412 | 65.5% |
| 1124 RHOADS DRIVE | 2025-09 | $380,000 | 1,287 | 50.5% |
| 11 DUTCHTOWN-ZION ROAD | 2025-06 | $590,000 | 1,408 | 50.8% |
| 142 SPRING HILL ROAD | 2026-06 | $560,000 | 1,686 | 50.9% |
| 177 MONTGOMERY ROAD | 2025-05 | $720,000 | 1,568 | 52.4% |
| 17 CHERRY BROOK DRIVE | 2025-11 | $845,000 | 2,364 | 55.9% |
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