The Fair Share Report
446 Second St
Dunellen, NJ 08812
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 $401,286 – $539,817, from 12 comparable Dunellen 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 Dunellen assessments sit below market value — republished every October, applied town-wide. A $468,926 home should be assessed near $454,952.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $58,748 above what the ratio math suggests (12.9%).
Step 4 · The tax rate — same for every Dunellen home
$1.411 Schools · 58% $0.353 County · 14% $0.684 Town · 28%
Step 5 · The bill
This home vs. every recent Dunellen sale · assessed ÷ market
76%133%
Paying about right
This home's ratio lands inside Dunellen'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 |
|---|---|---|---|---|
| 137 THIRD ST | 2026-01 | $485,000 | 1,750 | 96.0% |
| 419 DUNELLEN AVE | 2026-03 | $475,000 | 1,764 | 99.6% |
| 820 FRONT ST | 2026-01 | $375,000 | 1,856 | 113.3% |
| 713 FIRST ST | 2026-04 | $475,000 | 1,984 | 104.1% |
| 401 SANFORD AVE | 2025-03 | $405,000 | 1,632 | 118.5% |
| 405 MADISON AVE | 2026-02 | $510,000 | 1,632 | 97.1% |
| 500 SECOND ST | 2026-05 | $442,000 | 1,368 | 108.5% |
| 325 ORANGE ST | 2025-03 | $349,760 | 1,666 | 117.5% |
| 107 MADISON AVE | 2026-06 | $705,000 | 1,936 | 80.1% |
| 117 PEARL PL | 2025-02 | $547,000 | 1,458 | 97.8% |
| 128 FIRST ST | 2026-02 | $440,000 | 1,463 | 99.8% |
| 1790 WEST 4TH ST | 2025-04 | $360,000 | 1,479 | 123.9% |
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