The Fair Share Report
3 High St
Helmetta, NJ 08828
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.
A touch high — but not appeal-worthy
Above most of Helmetta, but below NJ's legal appeal line (63.82%), where a case becomes winnable.
Step 1 · Market value
Likely range $259,596 – $363,738, from 12 comparable Helmetta 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 Helmetta assessments sit below market value — republished every October, applied town-wide. A $312,603 home should be assessed near $173,495.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $44,705 above what the ratio math suggests (25.8%).
Step 4 · The tax rate — same for every Helmetta home
$2.120 Schools · 60% $0.601 County · 17% $0.836 Town · 24%
Step 5 · The bill
This home vs. every recent Helmetta sale · assessed ÷ market
36%90%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 26 NORTH SHORE BLVD | 2025-12 | $367,000 | 896 | 60.2% |
| 117 MAIN ST | 2025-05 | $250,000 | 1,368 | 95.7% |
| 908 MEADOW CT. | 2026-01 | $338,000 | 1,198 | 42.4% |
| 1 WASHINGTON AVE. | 2025-11 | $427,000 | 1,056 | 46.6% |
| 48 LAKE AVE | 2025-02 | $161,000 | 804 | 107.1% |
| 27 RAILROAD AVE | 2026-01 | $343,000 | 1,056 | 53.5% |
| 17 AVENUE A | 2025-01 | $470,000 | 1,104 | 42.1% |
| 23 OLD FORGE ROAD | 2026-03 | $311,250 | 1,296 | 66.1% |
| 45 LAKE AVE | 2025-09 | $400,000 | 1,656 | 58.6% |
| 1006 MEADOW CT. | 2026-03 | $295,000 | 1,039 | 42.9% |
| 2405 CANDLELIGHT CT. | 2025-09 | $300,000 | 1,039 | 42.2% |
| 102 RAINTREE CT. | 2025-09 | $285,000 | 1,039 | 47.1% |
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