The Fair Share Report
446 E 3rd Ave
Roselle, NJ 07203
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 Roselle's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $390,630 – $559,952, 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 $495,402 home should be assessed near $139,010.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $36,510 below what the ratio math suggests (26.3%).
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%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 326 THOMPSON AVE | 2026-04 | $320,000 | 1,220 | 33.0% |
| 121 MYRTLE ST | 2026-05 | $585,000 | 1,248 | 17.9% |
| 408 DIETZ ST | 2025-08 | $385,000 | 1,206 | 31.6% |
| 332 HARRISON AVE | 2025-11 | $267,500 | 1,288 | 41.0% |
| 215 VICTORY ST | 2026-05 | $495,000 | 1,308 | 20.8% |
| 414 STOCKTON AVE | 2026-02 | $530,000 | 1,203 | 19.1% |
| 572 BERLANT AVE | 2025-07 | $450,000 | 1,232 | 27.2% |
| 114 OAKLEY ST | 2025-08 | $580,000 | 1,216 | 29.9% |
| 434 E 3RD AVE | 2025-03 | $479,000 | 1,160 | 19.2% |
| 1107 DRAKE AVE | 2026-02 | $580,000 | 1,232 | 16.5% |
| 403 JOHN ST | 2025-12 | $495,000 | 1,232 | 28.2% |
| 1121 FRANK ST | 2025-12 | $500,000 | 1,231 | 31.5% |
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