The Fair Share Report
635 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 $400,510 – $533,305, 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 $473,018 home should be assessed near $132,729.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $28,129 below what the ratio math suggests (21.2%).
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 |
|---|---|---|---|---|
| 208 HOLLY DR | 2025-05 | $425,000 | 1,120 | 33.5% |
| 118 W HIGHLAND PKWY | 2025-05 | $505,000 | 1,076 | 27.9% |
| 812 SPRUCE ST | 2025-05 | $425,000 | 1,136 | 27.4% |
| 446 E 5TH AVE | 2025-10 | $570,000 | 1,152 | 24.8% |
| 104 KENNEDY DR | 2025-02 | $535,000 | 1,152 | 17.7% |
| 350 BIRCH DR | 2025-11 | $550,000 | 1,174 | 24.1% |
| 703 ELM ST | 2026-03 | $505,000 | 1,104 | 27.3% |
| 703 ELM ST | 2025-10 | $400,000 | 1,104 | 34.5% |
| 130 GORDON ST | 2024-12 | $470,000 | 1,194 | 41.6% |
| 955 WALNUT ST | 2025-02 | $450,000 | 1,124 | 25.5% |
| 1274 CHESTNUT ST | 2025-04 | $488,000 | 1,140 | 20.9% |
| 130 GROVE ST | 2025-01 | $479,250 | 1,075 | 26.4% |
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