The Fair Share Report
1124 Sharp Rd
Vineland, NJ 08360
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 $286,835 – $347,385, 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 $331,346 home should be assessed near $205,766.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $64,766 below what the ratio math suggests (31.5%).
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
35%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 |
|---|---|---|---|---|
| 1139 MAYFAIR CT | 2025-10 | $293,800 | 1,456 | 46.0% |
| 2620 VINE RD | 2025-06 | $303,000 | 1,460 | 50.8% |
| 2199 NONA DR | 2025-07 | $390,000 | 1,496 | 46.1% |
| 1023 LOIS LN | 2025-04 | $275,000 | 1,424 | 64.2% |
| 1575 S MYRTLE ST | 2025-10 | $357,000 | 1,550 | 52.0% |
| 591 N WEST AVE | 2025-08 | $355,000 | 1,458 | 48.9% |
| 3339 BRUUN AVE | 2025-09 | $345,000 | 1,380 | 39.5% |
| 117 BOXWOOD DR | 2025-08 | $345,000 | 1,504 | 44.5% |
| 432 NEW MAGNOLIA RD | 2025-07 | $323,000 | 1,371 | 44.3% |
| 2432 BROOKFIELD ST | 2026-06 | $325,000 | 1,434 | 55.8% |
| 66 W WALNUT RD | 2025-12 | $355,000 | 1,533 | 46.1% |
| 66 W WALNUT RD | 2025-08 | $220,000 | 1,533 | 74.4% |
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