The Fair Share Report
512 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 $351,649 – $516,849, 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 $506,642 home should be assessed near $142,164.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $38,164 below what the ratio math suggests (26.8%).
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
14%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 |
|---|---|---|---|---|
| 319 STOCKTON AVE | 2026-01 | $275,000 | 1,258 | 35.9% |
| 447 STOCKTON AVE | 2025-12 | $515,000 | 1,294 | 31.6% |
| 613 W 2ND AVE | 2025-04 | $375,000 | 1,224 | 30.7% |
| 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% |
| 1120 THOMPSON AVE | 2025-02 | $430,000 | 1,288 | 26.5% |
| 430 MERCER AVE | 2025-03 | $555,000 | 1,374 | 20.2% |
| 608 MEADOW ST | 2026-06 | $535,000 | 1,335 | 19.8% |
| 608 SHERIDAN AVE | 2025-10 | $430,000 | 1,397 | 23.9% |
| 211 STERLING PL | 2025-10 | $470,000 | 1,393 | 23.4% |
| 332 HARRISON AVE | 2025-11 | $267,500 | 1,288 | 41.0% |
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