The Fair Share Report
246 E 3rd Ave
Roselle, NJ 07083
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 Roselle's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $466,603 – $685,748, 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 $601,424 home should be assessed near $168,760.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $23,860 below what the ratio math suggests (14.1%).
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%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 241 W 4TH AVE | 2025-01 | $665,000 | 1,772 | 19.1% |
| 248 W 3RD AVE | 2025-12 | $450,000 | 1,606 | 23.8% |
| 121 W 8TH AVE | 2024-12 | $540,000 | 1,508 | 22.7% |
| 362 W 3RD AVE | 2025-03 | $590,000 | 1,756 | 25.8% |
| 519 WALNUT ST | 2025-06 | $586,000 | 1,580 | 19.3% |
| 1124 DRAKE AVE | 2025-09 | $830,000 | 1,940 | 17.9% |
| 109 E 6TH AVE | 2025-10 | $380,250 | 1,814 | 30.2% |
| 569 W 5TH AVE | 2025-10 | $625,000 | 1,790 | 19.6% |
| 569 W 5TH AVE | 2025-06 | $385,000 | 1,790 | 31.7% |
| 339 W 3RD AVE | 2025-10 | $450,000 | 1,447 | 22.4% |
| 312 W 4TH AVE | 2025-04 | $500,000 | 1,680 | 29.5% |
| 304 W 2ND AVE | 2026-05 | $595,000 | 1,377 | 19.9% |
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