The Fair Share Report
239 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 $432,177 – $567,778, 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 $490,402 home should be assessed near $137,607.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $21,607 below what the ratio math suggests (15.7%).
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 |
|---|---|---|---|---|
| 253 E 2ND AVE | 2025-09 | $570,000 | 1,344 | 29.9% |
| 304 W 2ND AVE | 2026-05 | $595,000 | 1,377 | 19.9% |
| 529 SPRUCE ST | 2025-07 | $450,000 | 1,332 | 25.1% |
| 725 WOOD AVE | 2025-04 | $518,000 | 1,304 | 23.1% |
| 142 E 6TH AVE | 2026-02 | $480,000 | 1,292 | 22.8% |
| 117 VINE ST | 2025-01 | $525,000 | 1,276 | 23.5% |
| 149 E 7TH AVE | 2025-06 | $505,000 | 1,460 | 23.7% |
| 540 W 7TH AVE | 2025-11 | $385,000 | 1,355 | 36.5% |
| 519 WALNUT ST | 2025-06 | $586,000 | 1,580 | 19.3% |
| 121 W 8TH AVE | 2024-12 | $540,000 | 1,508 | 22.7% |
| 457 W 4TH AVE | 2025-11 | $500,000 | 1,160 | 23.1% |
| 210 W 7TH AVE | 2026-02 | $585,000 | 1,449 | 21.6% |
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