The Fair Share Report
533 E 3rd Ave
Roselle, NJ 07203
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Roselle's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $412,860 – $613,928, 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 $533,262 home should be assessed near $149,633.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $28,933 below what the ratio math suggests (19.3%).
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%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 910 CHANDLER AVE | 2025-07 | $575,000 | 1,536 | 25.2% |
| 376 E 9TH AVE | 2025-11 | $640,000 | 1,629 | 21.2% |
| 120 MYRTLE ST | 2025-06 | $455,000 | 1,514 | 24.0% |
| 210 GORDON ST | 2025-07 | $436,000 | 1,519 | 27.4% |
| 395 E 9TH AVE | 2025-11 | $709,000 | 1,688 | 15.5% |
| 383 E 9TH AVE | 2025-10 | $640,000 | 1,696 | 16.6% |
| 387 E 9TH AVE | 2026-01 | $650,000 | 1,698 | 17.1% |
| 203 VINE ST | 2026-03 | $465,000 | 1,600 | 30.4% |
| 204 PINE ST | 2025-11 | $340,000 | 1,506 | 32.6% |
| 211 STERLING PL | 2025-10 | $470,000 | 1,393 | 23.4% |
| 430 MERCER AVE | 2025-03 | $555,000 | 1,374 | 20.2% |
| 207 CLOVER ST | 2026-04 | $275,000 | 1,512 | 38.1% |
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