The Fair Share Report
75 Eugene Pl
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 $254,389 – $560,304, 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 $496,168 home should be assessed near $293,384.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $54,084 below what the ratio math suggests (18.4%).
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
37%100%
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 |
|---|---|---|---|---|
| 79 MALONE AVENUE | 2025-09 | $530,000 | 1,582 | 50.2% |
| 98 LITTLE STREET | 2025-06 | $550,000 | 1,578 | 58.5% |
| 49 JORALEMON STREET | 2025-08 | $450,000 | 1,604 | 59.8% |
| 160 STEPHENS STREET | 2025-05 | $545,000 | 1,736 | 52.6% |
| 147 BELLEVILLE AVENUE | 2025-11 | $250,000 | 1,353 | 85.2% |
| 147 BELLEVILLE AVENUE | 2025-09 | $180,000 | 1,353 | 118.3% |
| 105 RALPH STREET | 2025-06 | $499,000 | 1,586 | 45.5% |
| 401 CORTLANDT STREET | 2026-04 | $520,000 | 1,806 | 45.4% |
| 10 BRIDGE STREET | 2025-07 | $495,000 | 1,556 | 48.7% |
| 23 BREMOND STREET | 2025-03 | $570,000 | 1,642 | 49.7% |
| 132 HECKEL STREET | 2026-04 | $465,000 | 1,361 | 35.2% |
| 118 CEDAR HILL AVENUE | 2026-01 | $527,000 | 1,518 | 48.1% |
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