Anthony Licciardello | October 18, 2026
Garwood, NJ
Ten Garwood closings carry a recorded date inside the third quarter. Their median is $679,000 — which lands $323 from the median a major portal publishes independently, the closest agreement we have found in three towns. Not one of the ten crossed $1,000,000, so not one of those sellers owed New Jersey's mansion tax. And the price band on our own Garwood page is roughly $154,000 behind the market.
We found ten Garwood closings with a recorded sale date between July 1 and September 30, 2026. Their median is $679,000 and their mean is $710,200, across a range from $575,000 to $900,000. A major portal independently publishes a Garwood median of $678,677 for the three months ending September 2026 — $323 away from ours, arrived at by a different method. That is the third town in a row where computing from individually dated closings has landed within a rounding error of a portal's own figure, and it is the strongest evidence yet that the method works. The headline fact is what sits at the top: nothing. The quarter's highest dated closing was $900,000, a full $100,000 below the $1,000,000 threshold at which New Jersey's seller-paid mansion tax begins — so every one of the ten sellers owed nothing. Garwood completes a progression across three adjoining Union County towns in a single quarter: Westfield at a $1,500,000 median with 59% of sales inside the 1% band, Mountainside at $1,065,000 with 48% exempt, and Garwood at $679,000 with every dated closing exempt. Against that, the band published on our own Garwood page — a median "near $525K" with an entry tier from $400,000 — is roughly $154,000 behind, and not one of the ten closings fell inside that entry tier.
I · Ten Closings ↓ II · Our Own Band Is Behind ↓ III · Notable Sales ↓ IV · The Town Mountainside Isn't ↓ V · Buyers & Sellers ↓
Garwood is 0.65 square miles — the most compact municipality in Union County — wedged between Cranford and Westfield along Route 28 and the Raritan Valley Line, with a population of 4,454 at the 2020 census. At that size a quarter's worth of sales is small enough to list in full, which is exactly what we do below. It is also small enough that the published figures diverge badly on volume, and small enough that one misfiled house moves the median — a real risk here, as it turns out, because two of this quarter's Garwood sales were filed under Westfield by a major portal. Confirm any individual sale and all tax treatment with the Borough, the county records and your own attorney before relying on it.
Ten closings, July 1 through September 30, 2026. Median $679,000. Mean $710,200. Low $575,000, high $900,000. The whole set, in order: $575,000 · $595,000 · $635,000 · $670,000 · $675,000 · $683,000 · $775,000 · $795,000 · $799,000 · $900,000.
A major portal publishes a Garwood median sale price of $678,677 for the three months ending September 2026. We computed $679,000 from ten individually dated closings. The two figures are $323 apart. We have now run this method in three Union County towns in the same quarter, and it has landed within a rounding error of an independently published median every time — $323 here, the same dollar in Mountainside, and within about $35,000 of two city-level readings in Westfield. That convergence is worth stating because it cuts the other way too: where our figure and a portal's diverge badly, as the volume counts below do, the divergence is informative rather than noise.
July — 3 closings, median $683,000
August — 4 closings, median $705,000
September — 3 closings, median $675,000
Those monthly figures are arithmetic, not measurement. Three, four and three sales respectively — a median built on three transactions is the middle house of three, and no conclusion about month-to-month direction should be drawn from them. Use the quarterly median of $679,000; treat the months as a record of what closed.
New Jersey's mansion tax begins above $1,000,000, and since the 2025 amendments the seller pays it on the entire purchase price rather than on the portion above the threshold. Garwood's highest dated closing this quarter was $900,000 — $100,000 clear of the line. All ten dated closings came in below it, so all ten sellers owed nothing. That makes Garwood the third point on a progression we can now draw across one quarter and three adjoining towns. In Westfield the median was $1,500,000 and 58% of sales sat in the 1% band, roughly $15,000 on a median sale. In Mountainside the median was $999,999 — one dollar under the line — with 54% exempt. In Garwood, every dated seller was exempt. Three towns you can drive between in fifteen minutes, and three entirely different closing statements.
⚠️ One caveat on that, stated plainly because it matters. Ten is what we could individually date and attribute, not everything that closed. The $1,200,000 sale that would have broken this claim — 484 Fourth Avenue, unit 9, in the townhouse development built on the old subdivided lot — is dated June 18, 2026. That is the second quarter, not this one. Its seller did owe the mansion tax, roughly $12,000 at 1%, but owed it before July began. The only other Garwood sale we have found above $1,000,000 is 459 Second Avenue at $1,191,000, dated October 9, 2026 — the fourth quarter. The claim above is specifically about the ten closings we could date, and no Garwood sale we have been able to place inside July, August or September reaches $1,000,000.
Our own Garwood page states that the median sale "runs near $525K," and sets out three tiers: an entry band of $400,000 to $525,000, a mid-market band of $525,000 to $650,000, and an upper band of $650,000 to $850,000 and above. Measured against this quarter's ten dated closings, that structure has aged badly. The computed median is $679,000 — about $154,000 above the published figure, and above the top of the mid-market band entirely. Not one of the ten closings fell inside the entry tier. Three landed in mid-market. Seven landed in the upper band or above it. In other words, the band our own page describes as the top of the market is now where the ordinary Garwood house trades.
We are reporting that rather than quietly fixing it, for the same reason we did in Port Reading: the band is not wrong so much as dated, and a seller who takes it as current will price low. The discipline is the one we apply everywhere — use a band to rank towns against each other, use closed sales to price a house. For ranking, our own page's cross-town table remains useful and broadly holds: it gives Westfield $1,400,000 against our computed $1,500,000, which is close, alongside Cranford at $775,000, Clark at $645,000 and Kenilworth at $565,000. It is the Garwood row specifically that needs replacing with $679,000.
$678,677 — median sale price, three months ending September 2026, down 6.4% year over year, with a median 18 days on market against 36 a year earlier, a 106.0% sale-to-list ratio up 2.6 points, 78.6% of homes above list up 20.3 points, $377 per square foot down 12.7%, and 14 sales in September alone — implying roughly 168 a year.
$700,000 — median sold price on a trailing twelve months, flat year over year, with 21 average days on market and 50 sales over the trailing year.
~$525,000 — the median on our own Garwood page, with tiers of $400,000–$525,000, $525,000–$650,000 and $650,000–$850,000+.
$679,000 — our figure, the full quarter, from the ten dated closings in Chapter III.
On price the three current readings sit close: $678,677, $679,000 and $700,000. On volume they do not. Fourteen sales in a single September implies roughly 168 a year. Fifty across a trailing twelve months implies fifty. For a borough of 0.65 square miles, 168 sales a year would be extraordinary turnover and fifty is plausible. Our ten dated closings annualise to about forty, which sits nearer the lower figure. We saw the identical pattern in Mountainside, where one source reported 26 September sales against another's 63 for the whole year — so treat single-month sale counts in small Union County boroughs as the least reliable number on the page.
511 Locust Avenue, which closed at $795,000 on July 27, and 536 Spruce Avenue, which closed at $675,000 on September 28, are both Garwood addresses — and both appeared inside a major portal's recently-sold results for Westfield. So did 639 Myrtle Avenue, 117 Chestnut Court and 451 Pine Avenue. Those two dated sales are in our Garwood set above, where they belong. We documented this from the Westfield side in that town's Q3 report, where the same sold set also imported Mountainside and Scotch Plains houses. In a ten-sale quarter, importing or exporting one house moves the median by tens of thousands of dollars — which is why every comparable has to be checked on the tax parcel rather than the listing header. One further ambiguity we could not resolve: the same portal lists a "350 Spruce Ave" at $675,000 with no date, the identical price to the dated 536 Spruce Avenue sale. We have counted 536 Spruce once and made no assumption about whether 350 Spruce is a second property or the same record.
All ten dated closings of the quarter, highest first. Sales marked with a bullet were corroborated on a second published source.
$900,000 363 Second Avenue · August 21
$799,000 538 Willow Avenue · September 18
$795,000 511 Locust Avenue · July 27
$775,000 436 Myrtle Avenue · August 11 •
$683,000 236 Hickory Avenue · July 20
$675,000 536 Spruce Avenue · September 28
$670,000 347 Pine Avenue · September 4
$635,000 239 Third Avenue · August 31
$595,000 419 Oak Street, Unit 2 · July 2
$575,000 336 North Avenue · August 7 •
The spread from top to bottom is $325,000 — and in a borough of 0.65 square miles that entire range sits within a ten-minute walk. 363 Second Avenue at $900,000 and 336 North Avenue at $575,000 are not in different markets; they are in different houses. Which is the single most useful thing to know about pricing in Garwood: because the geography is effectively uniform, condition, size and housing type carry nearly all of the price variation, and location carries almost none of it. That is the opposite of how most Union County towns work, and it is the same mechanic we documented in Fords, where small uniform lots meant type and condition drove price far more than land did.
Note the two unit addresses in the set, because they matter in the next chapter. 419 Oak Street, Unit 2 closed at $595,000, and the $1,200,000 sale is 484 Fourth Avenue, Unit 9, which we have since dated to June 18, 2026. Garwood has attached housing — condominiums and newer transit-oriented units near the centre — and those units are transacting. Our own Garwood page describes "newer townhomes, including transit-oriented units near the center" in its upper tier and "condos" in its entry tier. Hold that thought.
Garwood and Mountainside are both small Union County boroughs, both measured this quarter, and both produce the same small-sample problems. Their medians are $320,999 apart — $679,000 against $999,999 — and the structural reason is worth spelling out, because it is a decision rather than an accident.
Mountainside, per our own earlier reporting, has spent roughly fifty years under a zoning ordinance that bars condominiums, townhouses and apartment buildings. Garwood did the reverse. It sits on the Raritan Valley Line with its own station, its commercial spine runs along Route 28, and it has added transit-oriented development near the centre — so the borough carries capes and colonials alongside condominiums and newer townhomes. Two of this quarter's known Garwood sales are unit addresses. Mountainside, which has no train station at all, produced thirteen detached-house sales and nothing else.
Mountainside bought scarcity and got a $1,065,000 median with roughly 100 to 110 sales a year. Garwood bought turnover and got a $679,000 median with roughly 50. Neither outcome is obviously better, and both towns are small enough that their medians wobble — but the mechanisms differ in a way that matters to a buyer choosing between them. In Garwood there is usually something to buy, often at an attainable price, and a train you can walk to. In Mountainside there frequently is not, and you drive. Garwood's pace shows the consequence: a median 18 days on market against 36 a year earlier, with 78.6% of homes selling above list, up 20.3 points. Mountainside's pace moved the other way, from 15 or 16 days a year ago to 25 to 27 now. The smaller, denser, transit-served borough got faster while the larger, exclusively detached one got slower.
One more structural fact belongs here, because buyers ask about it constantly and it is a genuine difference rather than a judgement. Garwood runs its own PreK-8 schools at Lincoln School and sends its high-school students to Arthur L. Johnson High School in neighbouring Clark. A borough of 0.65 square miles does not operate its own high school, and that arrangement is a fact to verify rather than a thing to rate — confirm current attendance arrangements with the Borough and the district for any specific address, since sending relationships can change.
If you are selling in Garwood, the number to throw away is $525,000. That band appears on our own page and in plenty of other places, and this quarter's ten dated closings ran from $575,000 to $900,000 with a median of $679,000 — not one of them inside it. Price from the closings above, pick the three or four that match your house on size, condition and housing type, and ignore the tiers. The market is also rewarding presentation unusually well right now: 78.6% of sales closed above list, up 20.3 points year over year, at a 106.0% sale-to-list ratio, with the median property going in 18 days against 36 a year earlier. Faster and more competitive than a year ago is an unusual thing to be able to write in late 2026, and it is specific to this borough rather than general.
If you are buying, two things about Garwood are worth acting on. First, the whole borough is walkable to the station, so you are not paying a location premium within it — which means the right question is never "which street" but "which house." Compare a $675,000 closing against a $795,000 closing on condition and square footage, because the geography is not doing the work. Second, this is a market where you will be competing: at 78.6% above list, a clean offer at asking is usually not going to win. But the thinness cuts both ways, and a property that has sat past the 18-day median has very little pressure behind it.
And on the mansion tax, Garwood is the rare Union County town where most sellers can simply stop reading. At a $679,000 median with a $900,000 ceiling this quarter, the $1,000,000 threshold is not in play for the ordinary Garwood house. It becomes live in exactly two situations: a larger renovated property at the top of the borough, and the newer transit-oriented units — the borough's one recent $1,200,000 sale is a unit at 484 Fourth Avenue, dated June 18, 2026. If your likely price touches $1,000,000, read the threshold arithmetic in our Westfield Q3 report, where the break-evens at each bracket are worked through — the one above $1,000,000 is about $1,010,100. Otherwise this is not your problem, and that is a real advantage over Westfield next door.
In Garwood, check the municipality on every comparable before it enters your set — because this quarter a major portal filed at least five Garwood houses under Westfield. Two of them are dated sales in our own set above: 511 Locust Avenue at $795,000 on July 27 and 536 Spruce Avenue at $675,000 on September 28. Three more — 639 Myrtle Avenue, 117 Chestnut Court and 451 Pine Avenue — appeared in the same Westfield results. Now consider the arithmetic in both directions. A Garwood valuation that pulls in Westfield comps imports a town whose median is roughly double, and prices the house into a sale that will never happen. A Westfield valuation that keeps those Garwood comps drags the set down by hundreds of thousands. In a ten-sale quarter, one misfiled house moves the median by tens of thousands of dollars. One parcel lookup per comparable, every time — the tax parcel is the fact, the listing header is a convenience.
"Ten sales, six hundred seventy-nine thousand median, and the portal published six seventy-eight six seventy-seven. Three hundred twenty-three dollars apart. Third town in a row the dated closings have landed on top of the published number, and that tells me the method is sound. Here is what I actually care about in Garwood. Nobody in that set paid the mansion tax. Top sale was nine hundred thousand, a hundred grand clear of the line. Go one town over to Westfield and the median seller writes a fourteen-thousand-dollar cheque. Same quarter, fifteen-minute drive. And the band on our own page still says five twenty-five, which is a hundred fifty-four thousand behind — not one of these ten closings was even in that range. Zero point six five square miles means the street does not set the price. The house does. Price off the house."
Anthony Licciardello · Broker, The Prodigy Team
Garwood is the most attainable walk-to-train address in the Cranford–Westfield corridor, and it is also the one most likely to be priced off a stale band or a misfiled comp. We price it from individually dated closings and verified parcels, we check the municipality on every comparable, and we bring the New York buyer for whom a walkable Raritan Valley Line station at a $679,000 median is the whole argument.
Get a valuation built on this quarter's ten recorded closings — not a $525,000 band that no sale in the quarter came near.
What was the median home sale price in Garwood, NJ in Q3 2026?
We computed $679,000 from ten closings with Garwood addresses and recorded sale dates between July 1 and September 30, 2026. The mean was $710,200 and the range ran from $575,000 to $900,000. A major portal independently publishes a Garwood median of $678,677 for the three months ending September 2026 — $323 from ours, arrived at by a different method. A second source gives $700,000 on a trailing twelve months, flat year over year. Ten sales is a small sample, so price any specific property from the closings that actually match it rather than from the median.
Did any Garwood seller pay the mansion tax in Q3 2026?
None of the ten dated closings did. New Jersey's mansion tax begins above $1,000,000 and the seller has paid it since the 2025 amendments, applied to the entire purchase price. Garwood's highest dated closing was $900,000 — $100,000 clear of the line. The $1,200,000 sale that would have changed this answer, 484 Fourth Avenue Unit 9, is dated June 18, 2026 — the second quarter. Its seller owed roughly $12,000, but owed it before this quarter began. The only other Garwood sale we found above $1,000,000, 459 Second Avenue at $1,191,000, is dated October 9, 2026.
What was the highest home sale in Garwood in Q3 2026?
363 Second Avenue at $900,000, dated August 21, 2026. Then 538 Willow Avenue at $799,000 on September 18, 511 Locust Avenue at $795,000 on July 27, 436 Myrtle Avenue at $775,000 on August 11, and 236 Hickory Avenue at $683,000 on July 20. The full ten-sale set ran from $575,000 to $900,000 — a $325,000 spread that, in a borough of 0.65 square miles, sits entirely within a ten-minute walk. Recording dates can differ by a few days from MLS closing dates.
Why does your Garwood page say the median is near $525,000?
Because that figure is dated. Our Garwood page publishes a median near $525,000 with tiers of $400,000 to $525,000, $525,000 to $650,000 and $650,000 to $850,000 and above. This quarter's ten dated closings produced a median of $679,000 — about $154,000 higher — and not one of the ten fell inside that entry tier. Three landed in mid-market and seven in the upper band or above it. Use a band to rank towns against each other; use closed sales to price a house. The cross-town table on that page still broadly holds, including Westfield at $1,400,000 against our computed $1,500,000.
Why is Garwood so much cheaper than Mountainside?
Their Q3 medians are $320,999 apart — $679,000 against $999,999 — and the difference is structural. Per our own earlier reporting, Mountainside has spent roughly fifty years under zoning that bars condominiums, townhouses and apartment buildings, and it has no train station. Garwood sits on the Raritan Valley Line with its own station, has a commercial spine along Route 28, and has added transit-oriented development, so it carries capes and colonials alongside condominiums and newer townhomes. Two of this quarter's known Garwood sales are unit addresses; all thirteen Mountainside sales were detached houses. Garwood's pace also moved the opposite way: 18 days on market against 36 a year earlier, while Mountainside slowed from 15 or 16 days to 25 to 27.
Why do Garwood homes show up in Westfield search results?
Because portal geography is not municipal geography. A major portal's recently-sold results for Westfield included at least five Garwood addresses this quarter — 511 Locust Avenue, 536 Spruce Avenue, 639 Myrtle Avenue, 117 Chestnut Court and 451 Pine Avenue. The first two are dated Garwood closings in our set above. The same Westfield sold set also imported Mountainside and Scotch Plains houses. In a ten-sale quarter, importing or exporting one house moves the median by tens of thousands of dollars, so verify the municipality on the tax parcel rather than the listing header for every comparable.
Westfield Q3 2026 Home Sales Report
Mountainside Q3 2026 Home Sales Report
Scotch Plains Market Update — Two Reports, Two Maps
Moving to Cranford
Cranford Neighborhoods Guide
Selling a Home in Cranford
Kenilworth vs Cranford
The Westfield Corridor Development Pipeline
Union County Towns by Price
Figures as of publication, from the sources noted, measuring different quantities over different periods, and subject to change. Confirm every individual sale, recording date, school attendance arrangement and all tax treatment with the Borough of Garwood, Union County records, your attorney and your accountant before relying on any of it. Nothing here is legal, planning, tax or investment advice. Our quarterly figures are computed by us from ten transactions with Garwood, New Jersey addresses and recorded sale dates between July 1 and September 30, 2026, compiled from Homes.com's and Redfin's published recently-sold records for Garwood: median $679,000, mean $710,200, low $575,000, high $900,000; July 3 closings median $683,000, August 4 closings median $705,000, September 3 closings median $675,000; all ten closings at or below $1,000,000, none above it. 🔴 Ten closings is a small sample and this is a count of what we could individually date and attribute, not an MLS-complete dataset. The portals we used first carry further Garwood sales with no date shown — 639 Myrtle Avenue at $830,000, 228 Willow Avenue at $720,000, 235 Hazel Avenue at $715,000, 240 Beech Avenue at $775,000, 5 Liberty Court at $892,000, 438 Third Avenue at $607,000 and 484 Fourth Avenue Unit 9 at $1,200,000. A further source, Estately, publishes dates for several of them. It places 484 Fourth Avenue Unit 9 on June 18, 2026, outside this quarter, resolving the one figure that would otherwise have qualified the mansion-tax claim, and 459 Second Avenue at $1,191,000 on October 9, 2026, also outside it. It additionally dates four sales inside the quarter that we could not place: 639 Myrtle Avenue at $830,000 on August 26, 228 Willow Avenue at $689,000 on August 3, 451 Pine Avenue at $650,000 on September 18 and 339 Myrtle Avenue at $620,167 on September 2. We have left the computed figures on the ten closings we dated ourselves, because these four rest on a single source and one conflicts on price — $689,000 against the $720,000 the other portals publish for 228 Willow Avenue. Folding all four in would leave the median unchanged at $679,000 across fourteen closings and move the mean from $710,200 to $706,512. That is the useful part: the Garwood median does not depend on which of these sources you believe. A further ambiguity: the same source lists a 350 Spruce Avenue at $675,000 with no date, the identical price to the dated 536 Spruce Avenue closing; we counted 536 Spruce once and make no assumption about whether these are two properties or one record. Monthly medians rest on three, four and three sales respectively and are illustrative only. Recording dates can differ from MLS closing dates. These figures are not an appraisal and describe individual transactions rather than any other property. Sales corroborated on a second published source are 436 Myrtle Avenue at $775,000 and 336 North Avenue at $575,000; the remaining eight appear on a single source. Published market figures: a median sale price of $678,677 for the three months ending September 2026, down 6.4% year over year, with a median 18 days on market against 36 a year earlier, a sale-to-list ratio of 106.0% up 2.6 points, 78.6% of homes sold above list up 20.3 points, a median $377 per square foot down 12.7%, and 14 homes sold in September 2026, per Redfin's Garwood housing market page; and a median sold price of $700,000 flat year over year, with 21 average days on market and 50 homes sold over the trailing twelve months, per Homes.com. 🔴 Internal inconsistencies, reported and not used: Redfin states a homes-sold change of +18.5% against raw counts of 14 against 12, which is about +16.7%, and its page summary advertises an average price of $670,000 down 19.3% against its own body median of $678,677; neither Redfin's price-per-square-foot nor its percent-above-list figure carries a stated period. 🔴 The volume figures cannot be reconciled: 14 sales in a single September implies roughly 168 a year against one source's 50 for the trailing twelve months, and our ten dated Q3 closings annualise to about 40. For a borough of 0.65 square miles, treat single-month sale counts as the least reliable figure published. We saw the identical pattern in Mountainside. Our own published figures: our Garwood neighbourhood page states that the median sale runs near $525,000, with tiers of $400,000 to $525,000, $525,000 to $650,000 and $650,000 to $850,000 and above, a population of 4,454 residents at the 2020 census, an area of 0.65 square miles described as Union County's most compact community, a position between Cranford and Westfield along Route 28 and the Raritan Valley Line with the borough's own station, PreK-8 schools at Lincoln School with high-school students sent to Arthur L. Johnson High School in Clark, and a cross-town comparison giving Westfield $1,400,000, Cranford $775,000, Clark $645,000 and Kenilworth $565,000, described on that page as approximate. 🔴 That page's Garwood median of approximately $525,000 is roughly $154,000 below the $679,000 computed here, and none of this quarter's ten dated closings fell inside its $400,000 to $525,000 entry tier. Both figures are published; neither is reconciled here; the band is dated rather than wrong, and the autumn closings are the ones to price from. The Cranford, Clark and Kenilworth figures on that page were not re-verified for this post. Mansion tax rate schedule and effective dates per the New Jersey Division of Taxation's published Graduated Percent Fee notice and legal analysis of the 2025 amendments, reported as: legislation signed June 30, 2025 as P.L. 2025, c. 69, applying to deeds submitted to the county recording officer on or after July 10, 2025, with the fee legally imposed on the grantor rather than the grantee while allocation between the parties remains contractually negotiable; rates of 1% above $1,000,000 up to $2,000,000, 2% above $2,000,000 up to $2,500,000, 2.5% above $2,500,000 up to $3,000,000, 3% above $3,000,000 up to $3,500,000 and 3.5% above $3,500,000; the applicable rate applying to the entire consideration rather than to the portion within each bracket. 🔴 Tax figures stated here are arithmetic illustrations computed by us by applying the reported rate schedule to the reported sale prices. They are not statements of any seller's actual liability, which depends on exemptions, transition rules, the structure of the transaction and facts we cannot see. We are brokers and not attorneys or accountants and this is not tax advice. 🔴 Platform geography: Redfin's recently-sold results for Westfield included the Garwood addresses 511 Locust Avenue, 536 Spruce Avenue, 639 Myrtle Avenue, 117 Chestnut Court and 451 Pine Avenue, together with Mountainside and Scotch Plains addresses, as documented in our Westfield Q3 2026 report. This is part of the twelfth and thirteenth platform-geography failures logged across this library. Comparison figures for Westfield at a $1,500,000 median across 81 closings with 59% in the 1% mansion-tax band, and for Mountainside at a $1,065,000 median across 27 closings with 48% exempt, are from our Westfield and Mountainside Q3 2026 reports. The Mountainside zoning description — an ordinance roughly fifty years old barring condominiums, townhouses and apartment buildings — is carried from our April 2026 Mountainside report and was not independently re-verified. School performance ratings, household income, median age, household composition, racial and ethnic composition and crime data available from the sources consulted have been deliberately excluded, as we exclude such material for every community we cover. Medians and averages are not appraisals and describe populations of transactions rather than any individual property. Comparable sales, municipality of record, lot dimensions, tax bills, assessments, condition and school attendance assignments must be verified for any specific property.
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