The Fair Share Report
2 Third Ave
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 $677,316 – $882,712, from 12 comparable Roseland 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 Roseland assessments sit below market value — republished every October, applied town-wide. A $836,451 home should be assessed near $783,085.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $186,485 below what the ratio math suggests (23.8%).
Step 4 · The tax rate — same for every Roseland home
$0.965 Schools · 52% $0.344 County · 18% $0.552 Town · 30%
This home's own bill implies $1.820 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Roseland sale · assessed ÷ market
59%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 |
|---|---|---|---|---|
| 32 KENT DRIVE C0148 | 2026-06 | $950,000 | 1,890 | 64.8% |
| 15 PARADISE PLACE C0008 | 2026-05 | $650,000 | 1,870 | 73.1% |
| 24 LEONARD TERRACE | 2025-05 | $616,000 | 1,836 | 86.4% |
| 20 CONKLIN COURT C0090 | 2026-06 | $865,000 | 2,152 | 75.1% |
| 28 OAK DRIVE | 2025-04 | $460,000 | 2,042 | 135.3% |
| 30 CLEMENTS COURT C0079 | 2026-05 | $720,000 | 1,607 | 74.0% |
| 24 DE PAOLO COURT C0101 | 2026-04 | $699,000 | 1,607 | 79.3% |
| 26 KENT DRIVE C0145 | 2026-03 | $700,000 | 1,607 | 75.6% |
| 5 KENT DRIVE C0003 | 2025-11 | $705,000 | 1,607 | 75.5% |
| 50 COOPER AVENUE | 2026-03 | $700,000 | 1,926 | 81.0% |
| 18 MITCHELL AVENUE | 2025-08 | $740,000 | 1,860 | 76.0% |
| 108 KENT DRIVE C0130 | 2026-03 | $708,000 | 1,492 | 73.3% |
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