The Fair Share Report
524 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 $332,616 – $501,832, 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 $458,767 home should be assessed near $128,730.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $47,330 below what the ratio math suggests (36.8%).
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
11%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 |
|---|---|---|---|---|
| 904 THOMPSON AVE | 2025-09 | $425,000 | 894 | 24.3% |
| 1008 DRAKE AVE | 2025-03 | $380,000 | 932 | 25.0% |
| 761 DRAKE AVE | 2026-04 | $465,000 | 855 | 21.0% |
| 121 HARRISON AVE | 2025-04 | $422,300 | 850 | 27.0% |
| 121 HARRISON AVE | 2025-01 | $305,000 | 850 | 37.4% |
| 206 AMSTERDAM AVE | 2026-03 | $385,000 | 948 | 26.6% |
| 113 DENNIS ST | 2025-01 | $460,000 | 840 | 19.9% |
| 740 E 2ND AVE | 2025-01 | $462,000 | 832 | 25.0% |
| 211 PINE ST | 2025-01 | $459,000 | 884 | 26.2% |
| 726 FRANKLIN TERR | 2025-05 | $535,000 | 898 | 23.0% |
| 398 W 4TH AVE | 2025-05 | $475,000 | 974 | 27.1% |
| 916 SHERIDAN AVE | 2025-09 | $480,000 | 905 | 25.6% |
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