The Fair Share Report
10 E 4th Ave
Pine Hill, NJ 08021
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.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (59.50%) — roughly $8,872/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $180,300 – $355,024, from 12 comparable Pine Hill 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 Pine Hill assessments sit below market value — republished every October, applied town-wide. A $271,941 home should be assessed near $140,702.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $161,098 above what the ratio math suggests (114.5%).
Step 4 · The tax rate — same for every Pine Hill home
$2.893 Schools · 53% $1.075 County · 20% $1.539 Town · 28%
This home's own bill implies $2.696 per $100 — well off the general rate. That usually means the town revalued since the last bill.
Step 5 · The bill
This home vs. every recent Pine Hill sale · assessed ÷ market
74%173%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 103 E 13TH AVE | 2025-02 | $305,000 | 1,400 | 98.3% |
| 16 E 7TH AVE | 2026-02 | $190,000 | 1,699 | 157.2% |
| 300 TURNERVILLE RD | 2026-03 | $345,000 | 1,576 | 99.7% |
| 804 MASON RUN | 2026-04 | $220,000 | 1,536 | 82.3% |
| 407 MASON RUN | 2026-04 | $199,900 | 1,536 | 88.1% |
| 1005 MASON RUN | 2025-05 | $200,000 | 1,536 | 89.0% |
| 705 MASON RUN | 2025-04 | $142,500 | 1,536 | 130.7% |
| 12 W 8TH AVE | 2025-03 | $325,000 | 1,678 | 99.6% |
| 28 GRAND AVE | 2026-01 | $416,000 | 1,498 | 81.1% |
| 1 TOMLINSON AVE | 2026-03 | $240,000 | 1,383 | 106.3% |
| 165 ERIAL RD | 2025-01 | $150,000 | 2,052 | 155.5% |
| 29 SHERI WAY | 2026-02 | $389,000 | 1,448 | 89.7% |
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