The Fair Share Report
61 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 $413,222 – $570,597, 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 $500,530 home should be assessed near $295,963.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $92,163 below what the ratio math suggests (31.1%).
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
30%73%
Paying about right
This home's ratio lands inside Belleville'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 |
|---|---|---|---|---|
| 68 COLUMBUS AVENUE | 2025-02 | $650,000 | 1,512 | 42.4% |
| 39 OVERLOOK AVENUE | 2026-04 | $425,000 | 1,390 | 53.4% |
| 125 OVERLOOK AVENUE | 2025-11 | $490,000 | 1,396 | 45.2% |
| 114 OVERLOOK AVENUE | 2025-09 | $516,000 | 1,520 | 50.9% |
| 66 HARRISON STREET | 2025-04 | $460,000 | 1,340 | 52.9% |
| 31 MT. PROSPECT AVENUE | 2025-12 | $463,500 | 1,254 | 53.7% |
| 192 NEW STREET | 2026-01 | $340,000 | 1,402 | 77.4% |
| 436 DE WITT AVENUE | 2025-12 | $540,000 | 1,325 | 50.5% |
| 61-63 HILL STREET | 2026-06 | $530,000 | 1,493 | 55.3% |
| 23 MT. PLEASANT AVENUE | 2026-05 | $352,500 | 1,216 | 73.5% |
| 212 STEPHENS STREET | 2026-02 | $425,000 | 1,407 | 52.0% |
| 20 AGNES STREET | 2025-07 | $530,000 | 1,358 | 43.1% |
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