The Fair Share Report
112 Walnut Ln
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 $5,623/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $122,254 – $185,836, from 12 comparable Pine Hill sales in the past 18 months, at this home's 620 sq ft.
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 $153,270 home should be assessed near $79,302.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $102,098 above what the ratio math suggests (128.7%).
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 $2.238 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%154%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 171 ERIAL RD | 2026-05 | $140,000 | 710 | 125.2% |
| 20 MT CLEMENT AVE | 2025-06 | $218,000 | 660 | 83.2% |
| 1500 OAK STREET | 2026-03 | $155,000 | 627 | 116.2% |
| 74 E WOODBURN AVE | 2025-01 | $85,000 | 468 | 116.5% |
| 34 HAZEL LANE | 2025-03 | $140,000 | 590 | 112.5% |
| 61 CHESTNUT LANE | 2026-05 | $226,600 | 756 | 93.7% |
| 6 E 8TH AVE | 2026-02 | $135,000 | 1,176 | 157.6% |
| 126 ESTATES RD | 2025-06 | $195,000 | 912 | 124.6% |
| 30 HILL DRIVE | 2025-05 | $295,000 | 912 | 86.9% |
| 1604 ERIAL RD | 2026-03 | $365,000 | 1,241 | 104.8% |
| 91 MT CLEMENT AVE | 2026-05 | $267,000 | 1,074 | 80.7% |
| 34 E 10TH AVE | 2026-04 | $265,000 | 984 | 92.2% |
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