The Fair Share Report
4 Ave A
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.
This home's payments are about right
It sits inside Helmetta's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $284,429 – $333,636, 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 $312,887 home should be assessed near $173,652.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $3,948 above what the ratio math suggests (2.3%).
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%69%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 37 RAILROAD AVENUE | 2026-06 | $257,500 | 1,026 | 62.1% |
| 38 JOHN ST | 2025-08 | $280,000 | 1,072 | 58.3% |
| 15 RAILROAD AVE | 2025-01 | $315,000 | 910 | 54.7% |
| 23 OLD FORGE ROAD | 2026-03 | $311,250 | 1,296 | 66.1% |
| 42 JOHN STREET | 2026-06 | $485,000 | 1,460 | 40.1% |
| 17 AVENUE A | 2025-01 | $470,000 | 1,104 | 42.1% |
| 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% |
| 710 MEADOW CT. | 2025-03 | $305,000 | 1,039 | 42.4% |
| 1305 STONERIDGE CIR. | 2026-05 | $360,000 | 1,198 | 39.8% |
| 312 RAINTREE CT. | 2026-04 | $332,000 | 1,198 | 43.2% |
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