The Fair Share Report
116 E 7th Ave
Roselle, NJ 07203
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 $390,887 – $492,591, from 12 comparable Roselle 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 Roselle assessments sit below market value — republished every October, applied town-wide. A $448,399 home should be assessed near $125,821.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $32,621 below what the ratio math suggests (25.9%).
Step 4 · The tax rate — same for every Roselle home
$3.297 Schools · 36% $1.177 County · 13% $4.673 Town · 51%
Step 5 · The bill
This home vs. every recent Roselle sale · assessed ÷ market
13%39%
Paying about right
This home's ratio lands inside Roselle'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 |
|---|---|---|---|---|
| 540 E 3RD AVE | 2026-04 | $400,000 | 1,080 | 21.6% |
| 473 ROBINS ST | 2025-06 | $480,000 | 1,152 | 22.2% |
| 712 SHERIDAN AVE | 2025-04 | $300,000 | 1,116 | 40.7% |
| 238 E 8TH AVE | 2026-05 | $476,000 | 1,115 | 19.4% |
| 439 WHEATSHEAF RD | 2025-04 | $476,000 | 1,106 | 22.0% |
| 212 THOMPSON AVE | 2025-11 | $515,000 | 1,164 | 24.6% |
| 614 SHERIDAN AVE | 2025-05 | $485,000 | 1,129 | 32.2% |
| 613 W 2ND AVE | 2025-04 | $375,000 | 1,224 | 30.7% |
| 1018 DRAKE AVE | 2025-04 | $420,000 | 1,152 | 22.2% |
| 319 STOCKTON AVE | 2026-01 | $275,000 | 1,258 | 35.9% |
| 955 WALNUT ST | 2025-02 | $450,000 | 1,124 | 25.5% |
| 703 ELM ST | 2026-03 | $505,000 | 1,104 | 27.3% |
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