The Fair Share Report
1149 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 $389,889 – $485,290, 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 $449,245 home should be assessed near $278,981.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $8,581 below what the ratio math suggests (3.1%).
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 |
|---|---|---|---|---|
| 1766 MAGNOLIA RD | 2025-03 | $399,000 | 2,673 | 51.4% |
| 1847 GREENWILLOWS DR | 2025-11 | $375,000 | 2,730 | 50.4% |
| 1880 PRINCESS LN | 2025-11 | $475,000 | 2,821 | 57.9% |
| 1880 PRINCESS LN | 2025-03 | $472,000 | 2,821 | 58.3% |
| 3066 SWAN DR | 2025-09 | $455,000 | 2,802 | 40.7% |
| 1808 GREENWILLOWS DR | 2025-03 | $406,000 | 2,960 | 51.0% |
| 111 EASTWOOD DR | 2025-03 | $400,000 | 2,954 | 64.0% |
| 191 REDCREST ST | 2025-12 | $405,000 | 2,408 | 58.9% |
| 2564 EDNA DR | 2025-12 | $450,000 | 2,489 | 45.9% |
| 2281 BROOKFIELD ST | 2025-08 | $449,000 | 2,873 | 56.3% |
| 3515 RIVIERA BLVD | 2025-08 | $430,000 | 2,412 | 41.5% |
| 2073 COTTONWOOD DR | 2026-05 | $490,000 | 2,230 | 40.0% |
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