The Fair Share Report
53 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 $374,234 – $491,470, 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 $430,022 home should be assessed near $254,272.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $84,372 below what the ratio math suggests (33.2%).
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
29%73%
Keep quiet and enjoy it
This home's assessment ratio sits below the Belleville pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 52 EUGENE PLACE | 2025-07 | $469,000 | 869 | 43.2% |
| 19 HORNBLOWER AVENUE | 2025-11 | $448,000 | 804 | 46.9% |
| 38 HECKEL STREET | 2025-08 | $480,000 | 880 | 41.4% |
| 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% |
| 382 STEPHENS STREET | 2026-04 | $380,000 | 1,172 | 53.3% |
| 71-73 MAY STREET | 2025-05 | $525,000 | 1,264 | 49.0% |
| 68 CHARLES STREET | 2025-07 | $480,000 | 1,076 | 51.8% |
| 31-33 SMALLWOOD AVENUE | 2026-06 | $620,000 | 1,118 | 44.5% |
| 84 BEECH STREET | 2026-03 | $370,000 | 1,246 | 72.2% |
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