The Fair Share Report
47 Eugene Pl
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 $572,211 – $724,691, 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 $610,629 home should be assessed near $361,065.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $47,465 below what the ratio math suggests (13.1%).
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 |
|---|---|---|---|---|
| 10-12 NO. EIGHTH STREET | 2025-01 | $745,000 | 2,036 | 43.3% |
| 114 ADELAIDE STREET | 2025-10 | $615,000 | 1,796 | 51.8% |
| 128 ADELAIDE STREET | 2025-05 | $590,000 | 1,990 | 60.3% |
| 183 CEDAR HILL AVENUE | 2025-06 | $650,000 | 1,995 | 46.6% |
| 6 BELMOHR STREET | 2025-12 | $649,000 | 1,899 | 52.5% |
| 61 MAGNOLIA STREET | 2025-03 | $600,000 | 1,936 | 43.5% |
| 26 DE WITT AVENUE | 2026-03 | $477,500 | 1,708 | 52.5% |
| 109 SANFORD AVENUE | 2026-02 | $565,000 | 1,972 | 51.8% |
| 298 BELLEVILLE AVENUE | 2025-04 | $660,000 | 2,116 | 43.6% |
| 115 BELMOHR STREET | 2025-08 | $615,000 | 1,970 | 49.4% |
| 175 DELAVAN AVENUE | 2025-10 | $585,000 | 1,926 | 54.6% |
| 1 CEDAR HILL AVENUE | 2025-11 | $800,000 | 1,728 | 46.1% |
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