The Fair Share Report
12 Pine Rd
Roseland, NJ 07068
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 $1,041,593 – $1,429,298, from 12 comparable Roseland sales in the past 18 months, at this home's 3,397 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Roseland assessments sit below market value — republished every October, applied town-wide. A $1,181,223 home should be assessed near $1,105,861.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $212,761 below what the ratio math suggests (19.2%).
Step 4 · The tax rate — same for every Roseland home
$0.965 Schools · 52% $0.344 County · 18% $0.552 Town · 30%
Step 5 · The bill
This home vs. every recent Roseland sale · assessed ÷ market
57%105%
Paying about right
This home's ratio lands inside Roseland'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 |
|---|---|---|---|---|
| 91 EAGLE ROCK AVENUE | 2026-03 | $1,151,600 | 3,450 | 69.8% |
| 42 PITCAIRN DRIVE | 2025-11 | $815,000 | 2,658 | 90.7% |
| 10 MEADOW LANE | 2026-04 | $1,980,000 | 3,850 | 57.2% |
| 30 WILLIAMSBURG DR | 2026-04 | $900,000 | 2,875 | 87.4% |
| 27-29 ROSELAND AVENUE | 2026-03 | $999,000 | 3,311 | 76.1% |
| 11 RALL COURT | 2026-02 | $1,075,000 | 2,207 | 66.7% |
| 161 PASSAIC AVENUE | 2025-05 | $999,999 | 2,188 | 71.1% |
| 7 PIER LANE | 2025-08 | $1,050,000 | 2,902 | 77.5% |
| 38 PASSAIC AVENUE | 2025-12 | $775,000 | 3,022 | 96.6% |
| 90 EAGLE ROCK AVENUE | 2025-11 | $1,200,000 | 3,451 | 81.3% |
| 27 WILLIAMSBURG DRIVE | 2025-12 | $850,000 | 2,288 | 92.1% |
| 27 WILLIAMSBURG DRIVE | 2025-09 | $665,000 | 2,288 | 117.8% |
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