The Fair Share Report
232 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 $420,067 – $599,139, 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 $475,501 home should be assessed near $133,426.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $8,726 below what the ratio math suggests (6.5%).
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 |
|---|---|---|---|---|
| 121 W 8TH AVE | 2024-12 | $540,000 | 1,508 | 22.7% |
| 433 W 4TH AVE | 2025-05 | $550,000 | 1,514 | 18.4% |
| 902 SPRUCE ST | 2026-05 | $620,000 | 1,592 | 25.5% |
| 248 W 3RD AVE | 2025-12 | $450,000 | 1,606 | 23.8% |
| 339 W 3RD AVE | 2025-10 | $450,000 | 1,447 | 22.4% |
| 214 VICTORY ST | 2025-01 | $429,900 | 1,614 | 28.1% |
| 65 INDEPENDENCE DR | 2025-10 | $485,000 | 1,572 | 24.7% |
| 14 COLONIAL RD | 2026-04 | $450,000 | 1,572 | 25.6% |
| 312 W 4TH AVE | 2025-04 | $500,000 | 1,680 | 29.5% |
| 540 W 7TH AVE | 2025-11 | $385,000 | 1,355 | 36.5% |
| 435 W 5TH AVE | 2026-03 | $500,000 | 1,544 | 21.7% |
| 612 CHESTNUT ST | 2025-10 | $435,000 | 1,776 | 29.4% |
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