The Fair Share Report
52 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 $340,784 – $474,000, from 12 comparable Belleville sales in the past 18 months, at this home's 869 sq ft.
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 $413,810 home should be assessed near $244,686.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $41,886 below what the ratio math suggests (17.1%).
Step 4 · The tax rate — same for every Belleville home
$1.652 Schools · 40% $0.541 County · 13% $1.963 Town · 47%
This home's own bill implies $3.860 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Belleville sale · assessed ÷ market
37%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 |
|---|---|---|---|---|
| 38 HECKEL STREET | 2025-08 | $480,000 | 880 | 41.4% |
| 19 HORNBLOWER AVENUE | 2025-11 | $448,000 | 804 | 46.9% |
| 131 BEECH STREET | 2025-03 | $540,000 | 962 | 57.5% |
| 137 BREMOND STREET | 2025-10 | $600,000 | 814 | 44.4% |
| 86 ROOSEVELT AVENUE | 2025-08 | $220,000 | 951 | 81.4% |
| 334 CORTLANDT STREET | 2025-06 | $560,000 | 1,176 | 47.0% |
| 336 DE WITT AVENUE | 2025-09 | $549,000 | 1,269 | 44.7% |
| 336 DE WITT AVENUE | 2025-05 | $338,000 | 1,269 | 72.7% |
| 382 STEPHENS STREET | 2026-04 | $380,000 | 1,172 | 53.3% |
| 111 DOW STREET | 2025-08 | $399,000 | 828 | 48.4% |
| 313 FRANKLIN AVENUE | 2025-03 | $476,000 | 1,045 | 55.3% |
| 15 BREMOND STREET | 2025-05 | $600,000 | 1,192 | 50.3% |
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