The Fair Share Report
95 Edward St
Demarest, NJ 07927
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 $2,644,149 – $4,117,358, from 12 comparable Demarest 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 Demarest assessments sit below market value — republished every October, applied town-wide. A $3,124,710 home should be assessed near $3,168,768.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $1,081,632 above what the ratio math suggests (34.1%).
Step 4 · The tax rate — same for every Demarest home
$1.149 Schools · 64% $0.219 County · 12% $0.438 Town · 24%
Step 5 · The bill
This home vs. every recent Demarest sale · assessed ÷ market
74%166%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $19,523/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 354 HARDENBURGH AVE | 2025-09 | $4,500,000 | 8,320 | 115.7% |
| 45 EVERETT RD | 2025-01 | $3,300,000 | 7,681 | 104.0% |
| 373 HARDENBURGH AVE | 2025-05 | $4,998,000 | 6,397 | 83.0% |
| 511 BELLAIRE DR | 2025-11 | $2,400,000 | 6,038 | 94.6% |
| 214 BELLAIRE DR | 2025-05 | $2,027,500 | 6,038 | 109.1% |
| 45 PINE TERRACE | 2025-07 | $3,250,000 | 6,632 | 92.3% |
| 613 BELLAIRE DR | 2025-09 | $2,295,000 | 5,883 | 91.4% |
| 313 BELLAIRE DR | 2025-07 | $1,850,000 | 5,883 | 113.3% |
| 513 BELLAIRE DR | 2025-01 | $2,210,719 | 5,883 | 97.9% |
| 5 STONE BRIDGE COURT | 2025-05 | $3,295,000 | — | 92.3% |
| 48 MEADOW ST | 2025-03 | $3,600,000 | 5,652 | 103.7% |
| 3 PINE TERRACE | 2025-02 | $1,925,000 | 5,599 | 116.9% |
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