The Fair Share Report
9 Pine Ct
Westfield, NJ 07090
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 $1,312,085 – $1,687,072, from 12 comparable Westfield sales in the past 18 months, at this home's 2,971 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Westfield assessments sit below market value — republished every October, applied town-wide. A $1,442,833 home should be assessed near $1,045,765.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $283,265 below what the ratio math suggests (27.1%).
Step 4 · The tax rate — same for every Westfield home
$1.428 Schools · 62% $0.455 County · 20% $0.409 Town · 18%
Westfield also levies a Special Improvement District charge inside its district boundaries — the county roll doesn't say which homes are in it, but a bill's "IMPROVEMENT DISTRICT" line does. District homes pay $2.396 per $100 all-in (+$0.105).
Step 5 · The bill
This home vs. every recent Westfield sale · assessed ÷ market
40%89%
Paying about right
This home's ratio lands inside Westfield'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 |
|---|---|---|---|---|
| 215 BRIGHTWOOD AVE | 2025-05 | $2,000,000 | 3,148 | 67.0% |
| 417 BEECHWOOD PL | 2025-06 | $1,686,000 | 2,968 | 50.9% |
| 846 NANCY WAY | 2025-05 | $950,000 | 2,992 | 58.5% |
| 519 MOUNTAIN AVE | 2025-03 | $1,653,500 | 3,004 | 53.9% |
| 208 JEFFERSON AVE | 2026-04 | $1,215,000 | 3,060 | 78.3% |
| 155 LANDSDOWNE AVE | 2026-04 | $900,000 | 2,776 | 74.9% |
| 16 MANCHESTER DR | 2026-01 | $1,375,000 | 2,909 | 60.5% |
| 711 E BROAD ST | 2025-09 | $1,340,000 | 2,965 | 64.8% |
| 123 LINDEN AVE | 2025-06 | $1,647,323 | 2,901 | 58.6% |
| 36 SUMMIT COURT | 2025-05 | $1,285,000 | 2,646 | 58.0% |
| 869 STANDISH AVE | 2025-12 | $2,200,000 | 3,299 | 45.1% |
| 910 MINISINK WAY | 2026-01 | $1,310,000 | 2,804 | 78.4% |
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