The Fair Share Report
1012 E Walnut Rd
Vineland, NJ 08080
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 $147,875 – $262,233, from 12 comparable Vineland 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 Vineland assessments sit below market value — republished every October, applied town-wide. A $212,740 home should be assessed near $132,112.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $51,312 below what the ratio math suggests (38.8%).
Step 4 · The tax rate — same for every Vineland home
$0.860 Schools · 26% $1.284 County · 39% $1.162 Town · 35%
Step 5 · The bill
This home vs. every recent Vineland sale · assessed ÷ market
25%77%
Paying about right
This home's ratio lands inside Vineland'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 |
|---|---|---|---|---|
| 321 W CHESTNUT AVE | 2025-04 | $210,000 | 886 | 50.6% |
| 321 W CHESTNUT AVE | 2025-01 | $140,000 | 886 | 75.9% |
| 554 N THIRD ST | 2026-03 | $210,000 | 871 | 46.8% |
| 311 W OXFORD ST | 2025-04 | $155,100 | 860 | 62.6% |
| 518 N VALLEY AVE | 2025-10 | $260,000 | 910 | 54.4% |
| 1198 S SPRING RD | 2025-11 | $250,000 | 818 | 46.6% |
| 577 N THIRD ST | 2025-09 | $215,000 | 918 | 66.2% |
| 3237 E CHESTNUT AVE | 2025-10 | $265,000 | 827 | 44.9% |
| 301 W OXFORD ST | 2025-01 | $220,000 | 746 | 42.1% |
| 1190 ROGERS AVE | 2025-07 | $170,000 | 708 | 59.9% |
| 1122 FAIRMOUNT AVE | 2025-09 | $285,000 | 816 | 37.9% |
| 1365 ROOSEVELT BLVD | 2026-06 | $235,000 | 1,114 | 65.9% |
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