The Fair Share Report
7 Maple Ave
Belleville, NJ 07110
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 $420,935 – $570,120, 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 $510,140 home should be assessed near $301,646.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $69,946 below what the ratio math suggests (23.2%).
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
35%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 |
|---|---|---|---|---|
| 74-76 WATSESSING AVENUE | 2025-07 | $568,000 | 1,097 | 47.3% |
| 61 PROSPECT PLACE | 2025-12 | $444,500 | 1,196 | 55.3% |
| 165 CEDAR HILL AVENUE | 2025-03 | $495,135 | 1,240 | 51.8% |
| 17 BERKELEY AVENUE | 2025-09 | $543,500 | 1,092 | 42.7% |
| 95 WATCHUNG AVENUE | 2025-01 | $470,000 | 1,100 | 46.4% |
| 382 STEPHENS STREET | 2026-04 | $380,000 | 1,172 | 53.3% |
| 31-33 SMALLWOOD AVENUE | 2026-06 | $620,000 | 1,118 | 44.5% |
| 68 CHARLES STREET | 2025-07 | $480,000 | 1,076 | 51.8% |
| 196 DIVISION AVENUE | 2025-07 | $585,000 | 1,152 | 49.4% |
| 180 BEECH STREET | 2026-05 | $545,000 | 1,127 | 59.0% |
| 32-34 MAIER STREET | 2025-11 | $580,000 | 1,092 | 53.5% |
| 444 JORALEMON STREET | 2025-09 | $305,000 | 1,144 | 76.0% |
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