The Fair Share Report
96 Summit Ave
Montclair, NJ 07043
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Montclair's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $1,489,359 – $2,282,782, from 12 comparable Montclair 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 Montclair assessments sit below market value — republished every October, applied town-wide. A $1,912,765 home should be assessed near $1,076,122.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $131,922 below what the ratio math suggests (12.3%).
Step 4 · The tax rate — same for every Montclair home
$2.019 Schools · 57% $0.575 County · 16% $0.922 Town · 26%
Step 5 · The bill
This home vs. every recent Montclair sale · assessed ÷ market
33%70%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 517 PARK STREET | 2025-06 | $1,200,000 | 3,439 | 47.2% |
| 59 WATCHUNG AVENUE | 2025-04 | $1,140,000 | 3,508 | 61.8% |
| 20 MAPLE AVENUE | 2025-09 | $900,000 | 3,292 | 41.0% |
| 110 HIGH STREET | 2025-07 | $1,800,000 | 3,597 | 54.2% |
| 137 SUMMIT AVENUE | 2025-04 | $2,550,000 | 3,291 | 37.8% |
| 7 SO. MOUNTAIN TERRACE | 2025-06 | $2,373,979 | 3,647 | 46.4% |
| 59 ELSTON ROAD | 2026-06 | $1,925,000 | 3,253 | 54.0% |
| 19 THE FAIRWAY | 2026-06 | $2,500,000 | 3,270 | 38.5% |
| 46 CAMBRIDGE ROAD | 2025-10 | $1,800,000 | 3,618 | 49.6% |
| 221 CHRISTOPHER STREET | 2026-06 | $2,050,000 | 3,194 | 51.2% |
| 558 PARK STREET | 2025-04 | $1,955,000 | 3,355 | 45.8% |
| 18 DURYEA ROAD | 2025-06 | $1,880,000 | 3,164 | 42.0% |
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