The Fair Share Report
1177 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 $243,960 – $389,022, 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 $351,119 home should be assessed near $218,045.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $36,245 below what the ratio math suggests (16.6%).
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%80%
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 |
|---|---|---|---|---|
| 1890 GREENWILLOWS DR | 2025-08 | $375,000 | 1,792 | 48.4% |
| 559 CHESTNUT TER | 2026-01 | $260,000 | 1,856 | 71.4% |
| 1705 CLOVER AVE | 2025-07 | $378,000 | 1,862 | 50.4% |
| 664 BRENTWOOD DR | 2025-11 | $370,000 | 1,836 | 53.2% |
| 574 JULIANA DR | 2025-04 | $150,000 | 1,826 | 126.1% |
| 2551 EDNA DR | 2025-06 | $250,000 | 1,988 | 70.9% |
| 2551 EDNA DR | 2025-04 | $325,000 | 1,988 | 54.5% |
| 731 S STATE ST | 2025-08 | $355,000 | 1,920 | 32.1% |
| 593 OVERBROOK RD | 2025-09 | $210,000 | 1,746 | 76.7% |
| 1126 LINDA LN | 2025-11 | $330,000 | 1,728 | 45.9% |
| 647 E CRESCENT DR | 2025-07 | $366,000 | 1,708 | 46.1% |
| 1791 KINGS RD | 2025-06 | $250,000 | 1,644 | 58.0% |
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