The Fair Share Report
71 Berkeley Ave
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 $480,009 – $596,661, 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 $548,660 home should be assessed near $324,423.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $51,723 below what the ratio math suggests (15.9%).
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
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 |
|---|---|---|---|---|
| 51-53 BERKELEY AVENUE | 2025-06 | $550,000 | 1,534 | 50.1% |
| 61-63 HILL STREET | 2026-06 | $530,000 | 1,493 | 55.3% |
| 70-74 HILL STREET | 2025-06 | $600,000 | 1,477 | 51.2% |
| 182 DE WITT AVENUE | 2025-06 | $543,000 | 1,419 | 46.9% |
| 21 BERKELEY AVENUE | 2025-10 | $510,000 | 1,298 | 58.2% |
| 87-89 ADELAIDE STREET | 2025-03 | $590,000 | 1,428 | 50.0% |
| 77 SMALLWOOD AVENUE | 2025-07 | $350,000 | 1,404 | 75.1% |
| 21 YALE TERRACE | 2025-10 | $585,000 | 1,441 | 50.7% |
| 160 CREST DRIVE | 2025-04 | $550,000 | 1,386 | 57.6% |
| 152 BELMOHR STREET | 2025-03 | $485,000 | 1,464 | 64.9% |
| 63 MELWEX STREET | 2025-04 | $625,000 | 1,477 | 45.3% |
| 65 BALDWIN PLACE | 2026-01 | $490,000 | 1,313 | 63.2% |
Is this your house?
Run your own report →