The Fair Share Report
1145 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 $260,492 – $412,113, 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 $333,634 home should be assessed near $207,187.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $17,787 below what the ratio math suggests (8.6%).
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%78%
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 |
|---|---|---|---|---|
| 450 E GRANT AVE | 2026-01 | $350,000 | 1,856 | 46.5% |
| 2356 W WEYMOUTH RD | 2025-05 | $250,000 | 1,993 | 61.6% |
| 3835 MAPLE AVE | 2026-04 | $411,500 | 1,996 | 48.3% |
| 1254 MC CLAIN DR | 2026-05 | $300,000 | 1,815 | 68.3% |
| 1587 WALLACE ST | 2025-09 | $328,000 | 1,708 | 34.3% |
| 3211 N EAST AVE | 2025-03 | $447,500 | 1,939 | 40.8% |
| 2432 BUTTONWOOD DR | 2025-11 | $505,000 | 2,372 | 51.8% |
| 410 W BIRCH ST | 2025-08 | $405,000 | 1,690 | 50.5% |
| 1138 CHIMES TER | 2026-06 | $290,000 | 2,068 | 55.3% |
| 1254 PENNSYLVANIA AVE | 2025-04 | $400,000 | 1,722 | 46.3% |
| 559 CHESTNUT TER | 2026-01 | $260,000 | 1,856 | 71.4% |
| 1642 E GRANT AVE | 2025-01 | $310,000 | 2,114 | 64.3% |
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