The Fair Share Report
46 Main St
Helmetta, NJ 08828
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 $344,887 – $496,258, 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 $429,967 home should be assessed near $238,632.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $26,268 above what the ratio math suggests (11.0%).
Step 4 · The tax rate — same for every Helmetta home
$2.120 Schools · 60% $0.601 County · 17% $0.836 Town · 24%
This home's own bill implies $3.464 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Helmetta sale · assessed ÷ market
36%82%
Paying about right
This home's ratio lands inside Helmetta'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 |
|---|---|---|---|---|
| 45 LAKE AVE | 2025-09 | $400,000 | 1,656 | 58.6% |
| 42 JOHN STREET | 2026-06 | $485,000 | 1,460 | 40.1% |
| 117 MAIN ST | 2025-05 | $250,000 | 1,368 | 95.7% |
| 908 MEADOW CT. | 2026-01 | $338,000 | 1,198 | 42.4% |
| 2A LAKE AVENUE | 2025-06 | $723,000 | 1,994 | 56.6% |
| 38 JOHN ST | 2025-08 | $280,000 | 1,072 | 58.3% |
| 37 RAILROAD AVENUE | 2026-06 | $257,500 | 1,026 | 62.1% |
| 4 HOLLY MANOR COURT | 2025-08 | $445,000 | 1,391 | 47.2% |
| 23 OLD FORGE ROAD | 2026-03 | $311,250 | 1,296 | 66.1% |
| 24 HOLLY HOUSE DRIVE | 2026-01 | $525,000 | 1,661 | 41.9% |
| 1 WASHINGTON AVE. | 2025-11 | $427,000 | 1,056 | 46.6% |
| 15 RAILROAD AVE | 2025-01 | $315,000 | 910 | 54.7% |
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