The Fair Share Report
244 Third St
Dunellen, NJ 08812
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Dunellen's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $387,736 – $525,463, from 12 comparable Dunellen 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 Dunellen assessments sit below market value — republished every October, applied town-wide. A $463,750 home should be assessed near $449,930.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $15,370 above what the ratio math suggests (3.4%).
Step 4 · The tax rate — same for every Dunellen home
$1.411 Schools · 58% $0.353 County · 14% $0.684 Town · 28%
This home's own bill implies $2.248 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Dunellen sale · assessed ÷ market
76%125%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 500 SECOND ST | 2026-05 | $442,000 | 1,368 | 108.5% |
| 117 PEARL PL | 2025-02 | $547,000 | 1,458 | 97.8% |
| 419 DUNELLEN AVE | 2026-03 | $475,000 | 1,764 | 99.6% |
| 137 THIRD ST | 2026-01 | $485,000 | 1,750 | 96.0% |
| 128 FIRST ST | 2026-02 | $440,000 | 1,463 | 99.8% |
| 1790 WEST 4TH ST | 2025-04 | $360,000 | 1,479 | 123.9% |
| 820 FRONT ST | 2026-01 | $375,000 | 1,856 | 113.3% |
| 401 SANFORD AVE | 2025-03 | $405,000 | 1,632 | 118.5% |
| 713 FIRST ST | 2026-04 | $475,000 | 1,984 | 104.1% |
| 405 MADISON AVE | 2026-02 | $510,000 | 1,632 | 97.1% |
| 305 HIGH ST | 2025-04 | $520,000 | 1,496 | 96.2% |
| 250 WALNUT ST | 2025-01 | $450,000 | 1,284 | 98.9% |
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