The Fair Share Report
9 Buzzoni Dr
Closter, NJ 07624
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 $1,231,999 – $1,664,437, from 12 comparable Closter 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 Closter assessments sit below market value — republished every October, applied town-wide. A $1,476,830 home should be assessed near $1,271,255.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $132,045 above what the ratio math suggests (10.4%).
Step 4 · The tax rate — same for every Closter home
$1.285 Schools · 62% $0.239 County · 12% $0.547 Town · 26%
This home's own bill implies $1.864 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Closter sale · assessed ÷ market
66%119%
Paying about right
This home's ratio lands inside Closter'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 |
|---|---|---|---|---|
| 384 BLANCH AVE | 2026-03 | $1,149,000 | 2,902 | 76.5% |
| 325 HIGH ST | 2026-05 | $999,000 | 3,488 | 96.9% |
| 31 MAYCOCK CT | 2026-05 | $1,370,000 | 2,650 | 70.4% |
| 9 MEADOWS LANE | 2025-02 | $2,045,000 | 3,508 | 74.0% |
| 87 HARRINGTON AVE | 2025-03 | $1,275,000 | 3,016 | 91.2% |
| 15 FOURTH ST | 2025-01 | $1,558,000 | 3,185 | 84.3% |
| 47 SUSAN DR | 2026-05 | $1,460,000 | 2,762 | 76.9% |
| 8 ALPINE DR | 2026-05 | $1,599,000 | 3,259 | 86.6% |
| 50 AURYANSEN COURT | 2026-05 | $2,000,000 | 3,830 | 72.6% |
| 19 KINKAID | 2025-03 | $1,310,000 | 2,414 | 72.0% |
| 233 HIGH ST | 2025-06 | $1,543,000 | 3,180 | 91.1% |
| 56 ARNOLD AVE | 2026-04 | $2,120,000 | 3,647 | 68.7% |
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