The Fair Share Report
63 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 $508,236 – $682,584, 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 $635,665 home should be assessed near $375,869.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $70,269 below what the ratio math suggests (18.7%).
Step 4 · The tax rate — same for every Belleville home
$1.652 Schools · 40% $0.541 County · 13% $1.963 Town · 47%
This home's own bill implies $4.075 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Belleville sale · assessed ÷ market
38%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 |
|---|---|---|---|---|
| 838 JORALEMON STREET | 2026-03 | $665,000 | 1,872 | 49.4% |
| 66 CORTLANDT STREET | 2025-12 | $232,000 | 1,976 | 135.7% |
| 21-25 PLEASANT AVENUE | 2025-01 | $590,000 | 1,902 | 64.5% |
| 13-15 CUOZZO STREET | 2025-02 | $759,100 | 2,022 | 45.1% |
| 453-455 FRANKLIN AVENUE | 2025-12 | $550,000 | 1,933 | 60.0% |
| 109 CEDAR HILL AVENUE | 2025-05 | $660,000 | 1,834 | 58.2% |
| 128 FLOYD STREET | 2025-12 | $750,000 | 2,156 | 45.3% |
| 71 MOORE PLACE | 2025-12 | $315,000 | 1,949 | 105.8% |
| 25-27 CARMER AVENUE | 2026-01 | $640,000 | 2,272 | 52.7% |
| 503 GREYLOCK PARKWAY | 2025-02 | $625,000 | 1,843 | 61.1% |
| 118-120 NOLTON STREET | 2026-02 | $689,000 | 2,054 | 59.6% |
| 6 BELMOHR STREET | 2025-12 | $649,000 | 1,899 | 52.5% |
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