The Fair Share Report
538 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 $382,333 – $604,063, 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 $486,195 home should be assessed near $136,426.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $21,026 below what the ratio math suggests (15.4%).
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 |
|---|---|---|---|---|
| 608 SHERIDAN AVE | 2025-10 | $430,000 | 1,397 | 23.9% |
| 430 MERCER AVE | 2025-03 | $555,000 | 1,374 | 20.2% |
| 211 STERLING PL | 2025-10 | $470,000 | 1,393 | 23.4% |
| 210 GORDON ST | 2025-07 | $436,000 | 1,519 | 27.4% |
| 211 CLOVER ST | 2026-06 | $240,000 | 1,495 | 52.9% |
| 107 CHANDLER AVE | 2026-01 | $405,000 | 1,426 | 27.6% |
| 207 CLOVER ST | 2026-04 | $275,000 | 1,512 | 38.1% |
| 120 MYRTLE ST | 2025-06 | $455,000 | 1,514 | 24.0% |
| 645 ST GEORGE AVE | 2025-10 | $547,900 | 1,374 | 17.1% |
| 204 PINE ST | 2025-11 | $340,000 | 1,506 | 32.6% |
| 910 CHANDLER AVE | 2025-07 | $575,000 | 1,536 | 25.2% |
| 608 MEADOW ST | 2026-06 | $535,000 | 1,335 | 19.8% |
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