The Fair Share Report
428 E 3rd Ave
Roselle, NJ 07203
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 $429,774 – $599,408, from 12 comparable Roselle sales in the past 18 months, at this home's 1,784 sq ft.
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 $475,181 home should be assessed near $133,336.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $24,736 below what the ratio math suggests (18.6%).
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
13%39%
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 |
|---|---|---|---|---|
| 362 W 3RD AVE | 2025-03 | $590,000 | 1,756 | 25.8% |
| 561 W 5TH AVE | 2025-04 | $545,000 | 1,790 | 23.9% |
| 1124 DRAKE AVE | 2025-09 | $830,000 | 1,940 | 17.9% |
| 17 ALISON RD | 2025-09 | $480,000 | 1,858 | 26.5% |
| 201 STERLING PL | 2026-02 | $490,000 | 2,034 | 28.0% |
| 915 FRANKLIN TERR | 2025-02 | $460,000 | 1,768 | 29.8% |
| 109 E 6TH AVE | 2025-10 | $380,250 | 1,814 | 30.2% |
| 1232 WHEATSHEAF RD | 2025-05 | $430,000 | 1,872 | 31.4% |
| 569 W 5TH AVE | 2025-10 | $625,000 | 1,790 | 19.6% |
| 569 W 5TH AVE | 2025-06 | $385,000 | 1,790 | 31.7% |
| 241 W 4TH AVE | 2025-01 | $665,000 | 1,772 | 19.1% |
| 538 DIETZ ST | 2026-03 | $390,000 | 1,664 | 37.4% |
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