The Fair Share Report
8A Rustic Cir
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 $531,757 – $692,682, 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 $600,715 home should be assessed near $435,338.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $246,438 below what the ratio math suggests (56.6%).
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
22%89%
Keep quiet and enjoy it
This home's assessment ratio sits below the Montvale 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 |
|---|---|---|---|---|
| 7 MURRAY RD | 2025-01 | $685,000 | 1,357 | 51.0% |
| 101 E GRAND AVENUE | 2026-04 | $515,000 | 1,189 | 64.9% |
| 92 MONTVALE AVE | 2025-11 | $735,000 | 1,415 | 49.6% |
| 21 WOODLAND RD | 2025-08 | $400,000 | 1,340 | 84.8% |
| 4 HEMLOCK ST | 2026-02 | $900,000 | 1,415 | 43.6% |
| 7 MAIN ST | 2025-11 | $880,000 | 1,509 | 48.3% |
| 103 E GRAND AVE | 2025-08 | $619,000 | 1,520 | 62.8% |
| 18 HILLSIDE TERRACE | 2025-11 | $750,000 | 1,492 | 46.3% |
| 19 LADIK PLACE | 2026-03 | $745,000 | 1,580 | 53.8% |
| 9 PROSPECT AVENUE | 2025-11 | $685,000 | 1,606 | 58.1% |
| 17 WEST DR | 2025-10 | $725,000 | 1,364 | 50.5% |
| 9 WALNUT STREET | 2025-07 | $825,000 | 1,497 | 40.4% |
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