The Fair Share Report
41 Berkeley Ave
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 $548,550 – $615,833, 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 $581,164 home should be assessed near $343,642.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $37,342 below what the ratio math suggests (10.9%).
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 |
|---|---|---|---|---|
| 14 HEWITT AVENUE | 2026-03 | $600,000 | 1,793 | 52.4% |
| 51-53 BERKELEY AVENUE | 2025-06 | $550,000 | 1,534 | 50.1% |
| 92 FAIRWAY AVENUE | 2025-12 | $575,000 | 1,649 | 47.2% |
| 3 MELWEX STREET | 2025-03 | $580,000 | 1,643 | 52.6% |
| 234 NEW STREET | 2025-08 | $525,000 | 1,605 | 61.7% |
| 68 GARDEN AVENUE | 2025-08 | $390,000 | 1,648 | 62.6% |
| 276 WILLIAM STREET | 2025-03 | $661,000 | 1,757 | 51.0% |
| 6 BELMOHR STREET | 2025-12 | $649,000 | 1,899 | 52.5% |
| 94 COLUMBUS AVENUE | 2025-09 | $600,000 | 1,752 | 57.1% |
| 94 COLUMBUS AVENUE | 2025-03 | $560,000 | 1,752 | 61.2% |
| 152 WHITE OAK TERRACE | 2025-05 | $620,000 | 1,702 | 58.4% |
| 1 CEDAR HILL AVENUE | 2025-11 | $800,000 | 1,728 | 46.1% |
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