The Fair Share Report
120 E 3rd 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 $416,039 – $654,150, 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 $486,705 home should be assessed near $136,569.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $2,831 above what the ratio math suggests (2.1%).
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
14%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 |
|---|---|---|---|---|
| 828 BALTIMORE AVE | 2025-05 | $608,500 | 1,728 | 22.3% |
| 828 BALTIMORE AVE | 2025-01 | $405,000 | 1,728 | 33.5% |
| 546 E 3RD AVE | 2026-02 | $415,000 | 1,672 | 28.1% |
| 915 FRANKLIN TERR | 2025-02 | $460,000 | 1,768 | 29.8% |
| 826 AMSTERDAM AVE | 2026-02 | $665,000 | 1,636 | 20.2% |
| 826 AMSTERDAM AVE | 2025-06 | $455,000 | 1,636 | 29.5% |
| 340 HAMILTON ST | 2025-08 | $515,000 | 1,868 | 22.1% |
| 502 DRAKE AVE | 2026-04 | $474,000 | 1,564 | 24.4% |
| 423 E 4TH AVE | 2025-10 | $580,000 | 1,560 | 20.9% |
| 323 DERMODY ST | 2026-01 | $520,000 | 1,490 | 27.9% |
| 538 DIETZ ST | 2026-03 | $390,000 | 1,664 | 37.4% |
| 1232 WHEATSHEAF RD | 2025-05 | $430,000 | 1,872 | 31.4% |
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