The Fair Share Report
36 Eugene Pl
Belleville, NJ 07109
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 $689,039 – $788,331, from 12 comparable Belleville 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 Belleville assessments sit below market value — republished every October, applied town-wide. A $746,478 home should be assessed near $441,392.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $86,092 below what the ratio math suggests (19.5%).
Step 4 · The tax rate — same for every Belleville home
$1.652 Schools · 40% $0.541 County · 13% $1.963 Town · 47%
Step 5 · The bill
This home vs. every recent Belleville sale · assessed ÷ market
38%73%
Paying about right
This home's ratio lands inside Belleville'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 |
|---|---|---|---|---|
| 17 JERALDO STREET | 2025-12 | $810,000 | 2,496 | 50.1% |
| 91 HARRISON STREET | 2025-02 | $790,000 | 2,632 | 47.0% |
| 138 BEECH STREET | 2026-02 | $720,000 | 2,184 | 46.4% |
| 128 FLOYD STREET | 2025-12 | $750,000 | 2,156 | 45.3% |
| 25-27 CARMER AVENUE | 2026-01 | $640,000 | 2,272 | 52.7% |
| 2 FEDERAL STREET | 2025-10 | $789,000 | 2,570 | 56.4% |
| 6 HORNBLOWER AVENUE | 2025-03 | $645,000 | 2,426 | 48.0% |
| 66 CORTLANDT STREET | 2025-12 | $232,000 | 1,976 | 135.7% |
| 88 SANFORD AVENUE | 2025-04 | $501,000 | 2,354 | 63.1% |
| 279 BELMONT AVENUE | 2026-04 | $715,000 | 2,299 | 52.3% |
| 112 HORNBLOWER AVENUE | 2025-06 | $700,000 | 2,412 | 45.0% |
| 27 ELENA PLACE | 2025-05 | $595,000 | 2,138 | 60.5% |
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