The Fair Share Report
602 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 $448,438 – $541,895, from 12 comparable Roselle sales in the past 18 months, at this home's 1,230 sq ft.
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 $494,196 home should be assessed near $138,671.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $24,471 below what the ratio math suggests (17.6%).
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 |
|---|---|---|---|---|
| 319 STOCKTON AVE | 2026-01 | $275,000 | 1,258 | 35.9% |
| 403 JOHN ST | 2025-12 | $495,000 | 1,232 | 28.2% |
| 1107 DRAKE AVE | 2026-02 | $580,000 | 1,232 | 16.5% |
| 447 STOCKTON AVE | 2025-12 | $515,000 | 1,294 | 31.6% |
| 473 ROBINS ST | 2025-06 | $480,000 | 1,152 | 22.2% |
| 1120 THOMPSON AVE | 2025-02 | $430,000 | 1,288 | 26.5% |
| 212 THOMPSON AVE | 2025-11 | $515,000 | 1,164 | 24.6% |
| 414 STOCKTON AVE | 2026-02 | $530,000 | 1,203 | 19.1% |
| 430 MERCER AVE | 2025-03 | $555,000 | 1,374 | 20.2% |
| 1018 DRAKE AVE | 2025-04 | $420,000 | 1,152 | 22.2% |
| 121 MYRTLE ST | 2026-05 | $585,000 | 1,248 | 17.9% |
| 645 ST GEORGE AVE | 2025-10 | $547,900 | 1,374 | 17.1% |
Is this your house?
Run your own report →