The Fair Share Report
72 Eugene Pl
Belleville, NJ 07109
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Belleville's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $327,548 – $531,552, 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 $441,918 home should be assessed near $261,306.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $101,106 below what the ratio math suggests (38.7%).
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
25%73%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 444 JORALEMON STREET | 2025-09 | $305,000 | 1,144 | 76.0% |
| 657 MILL STREET | 2025-04 | $465,000 | 1,176 | 53.5% |
| 138 CEDAR HILL AVENUE | 2026-05 | $500,000 | 1,158 | 51.1% |
| 74-76 WATSESSING AVENUE | 2025-07 | $568,000 | 1,097 | 47.3% |
| 47 ADELAIDE STREET | 2025-01 | $481,000 | 1,178 | 50.5% |
| 86 ROOSEVELT AVENUE | 2025-08 | $220,000 | 951 | 81.4% |
| 131 BEECH STREET | 2025-03 | $540,000 | 962 | 57.5% |
| 95 WATCHUNG AVENUE | 2025-01 | $470,000 | 1,100 | 46.4% |
| 15 BREMOND STREET | 2025-05 | $600,000 | 1,192 | 50.3% |
| 28 PARKVIEW AVENUE | 2026-02 | $553,000 | 1,164 | 43.5% |
| 23 MT. PLEASANT AVENUE | 2026-05 | $352,500 | 1,216 | 73.5% |
| 146 LIBERTY AVENUE | 2025-03 | $455,000 | 1,113 | 53.9% |
Is this your house?
Run your own report →