The Fair Share Report
8 Pine Rd
Roseland, NJ 07068
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 Roseland's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $651,267 – $973,750, 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 $840,481 home should be assessed near $786,858.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $53,458 below what the ratio math suggests (6.8%).
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%118%
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% |
| 1 TANNERY LANE | 2025-01 | $630,000 | 1,946 | 115.6% |
| 42 PITCAIRN DRIVE | 2025-11 | $815,000 | 2,658 | 90.7% |
| 27 WILLIAMSBURG DRIVE | 2025-12 | $850,000 | 2,288 | 92.1% |
| 27 WILLIAMSBURG DRIVE | 2025-09 | $665,000 | 2,288 | 117.8% |
| 9 ROSELAND AVENUE | 2025-12 | $760,000 | 2,052 | 63.6% |
| 16 CONDIT COURT | 2025-07 | $999,000 | 2,216 | 74.1% |
| 20 CONKLIN COURT C0090 | 2026-06 | $865,000 | 2,152 | 75.1% |
| 36 WILLIAMSBURG DR | 2026-06 | $961,000 | 2,284 | 79.4% |
| 28 OAK DRIVE | 2025-04 | $460,000 | 2,042 | 135.3% |
| 3 RUTGERS COURT | 2026-03 | $960,000 | 2,357 | 82.6% |
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