The Fair Share Report
396 E 9th Ave
Roselle, NJ 07938
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 $476,313 – $658,311, 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 $635,566 home should be assessed near $178,340.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $10,140 below what the ratio math suggests (5.7%).
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%41%
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 |
|---|---|---|---|---|
| 1032 HARRISON AVE | 2025-03 | $660,000 | 2,124 | 35.7% |
| 452 W 4TH AVE | 2025-08 | $585,000 | 2,219 | 21.4% |
| 229 HILLCREST TERR | 2026-06 | $530,000 | 2,262 | 30.3% |
| 608 W 2ND AVE | 2026-04 | $655,000 | 2,296 | 23.3% |
| 332 HAMILTON ST | 2025-11 | $605,000 | 2,147 | 27.8% |
| 1026 WARREN ST | 2025-06 | $713,000 | 2,700 | 29.6% |
| 1112 MORRIS ST | 2026-01 | $660,000 | 2,350 | 24.3% |
| 908 THOMPSON AVE | 2025-07 | $516,000 | 2,256 | 23.7% |
| 908 THOMPSON AVE | 2025-03 | $400,000 | 2,256 | 30.6% |
| 419 MARTIN ST | 2025-08 | $380,000 | 2,302 | 37.2% |
| 632 WALNUT STREET | 2025-01 | $650,000 | 1,768 | 25.6% |
| 1025 RIVINGTON ST | 2026-04 | $670,000 | 2,324 | 27.3% |
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