The Fair Share Report
99 Pine Terr
Demarest, NJ 07627
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 $1,163,206 – $1,460,496, 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 $1,213,592 home should be assessed near $1,230,704.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $338,996 above what the ratio math suggests (27.5%).
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%140%
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 $6,119/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 85 LAKE RD | 2025-02 | $1,200,000 | 2,321 | 85.7% |
| 9 HERITAGE CT | 2025-01 | $1,598,000 | 2,225 | 76.5% |
| 129 KNICKERBOCKER RD | 2025-12 | $1,175,000 | 2,600 | 93.7% |
| 45 DEMAREST AVE | 2025-10 | $1,210,000 | 2,520 | 84.9% |
| 22 MEADOW ST | 2025-06 | $1,320,000 | 3,249 | 94.4% |
| 123 LENOX AVE | 2025-07 | $1,090,000 | 2,417 | 83.3% |
| 29 JOHN ST | 2025-06 | $1,200,000 | 2,612 | 83.2% |
| 88 WOODLAND RD | 2025-07 | $1,825,000 | 2,508 | 76.7% |
| 91 STEWART ST | 2026-01 | $1,250,000 | 2,678 | 84.1% |
| 72 HIGHLAND AVE | 2025-04 | $1,300,000 | 2,389 | 77.2% |
| 123 HARDENBURGH AVE | 2025-09 | $1,075,000 | 2,459 | 97.8% |
| 16 POPLAR RD | 2025-05 | $1,200,000 | 2,058 | 92.6% |
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