The Fair Share Report
7 Beechtree Rd
Roseland, NJ 07068
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 $824,866 – $1,065,057, from 12 comparable Roseland 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 Roseland assessments sit below market value — republished every October, applied town-wide. A $933,734 home should be assessed near $874,162.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $88,662 below what the ratio math suggests (10.1%).
Step 4 · The tax rate — same for every Roseland home
$0.965 Schools · 52% $0.344 County · 18% $0.552 Town · 30%
Step 5 · The bill
This home vs. every recent Roseland sale · assessed ÷ market
59%105%
Paying about right
This home's ratio lands inside Roseland'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 |
|---|---|---|---|---|
| 161 PASSAIC AVENUE | 2025-05 | $999,999 | 2,188 | 71.1% |
| 11 RALL COURT | 2026-02 | $1,075,000 | 2,207 | 66.7% |
| 27 WILLIAMSBURG DRIVE | 2025-12 | $850,000 | 2,288 | 92.1% |
| 27 WILLIAMSBURG DRIVE | 2025-09 | $665,000 | 2,288 | 117.8% |
| 42 PITCAIRN DRIVE | 2025-11 | $815,000 | 2,658 | 90.7% |
| 36 WILLIAMSBURG DR | 2026-06 | $961,000 | 2,284 | 79.4% |
| 3 RUTGERS COURT | 2026-03 | $960,000 | 2,357 | 82.6% |
| 34 LINCOLN STREET | 2026-05 | $840,000 | 2,324 | 85.2% |
| 3 HILLSIDE AVENUE | 2025-11 | $1,041,000 | 2,331 | 61.3% |
| 16 CONDIT COURT | 2025-07 | $999,000 | 2,216 | 74.1% |
| 1 TANNERY LANE | 2025-01 | $630,000 | 1,946 | 115.6% |
| 12 AHERN WAY | 2025-11 | $862,000 | 2,380 | 73.2% |
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