The Fair Share Report
1187 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 $216,753 – $330,255, 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 $272,796 home should be assessed near $169,406.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $35,106 below what the ratio math suggests (20.7%).
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 |
|---|---|---|---|---|
| 5716 INDEPENDENCE RD | 2026-02 | $155,000 | 1,453 | 67.5% |
| 448 E OAK RD | 2026-06 | $170,000 | 1,430 | 79.6% |
| 1701 W OAK RD | 2025-03 | $283,250 | 1,409 | 48.0% |
| 544 MAYFAIR ST | 2026-03 | $235,000 | 1,288 | 52.0% |
| 1410 E SHERMAN AVE | 2026-03 | $164,000 | 1,290 | 74.9% |
| 114 AXTELL AVE | 2025-04 | $247,000 | 1,372 | 50.1% |
| 2984 PALERMO AVE | 2025-08 | $215,000 | 1,285 | 53.8% |
| 584 OVERBROOK RD | 2026-03 | $338,000 | 1,366 | 39.4% |
| 1250 MAGNOLIA RD | 2025-04 | $326,805 | 1,404 | 48.0% |
| 328 RIVERSIDE DR | 2025-09 | $300,000 | 1,436 | 47.6% |
| 36 S WEST AVE | 2026-06 | $250,000 | 1,380 | 49.6% |
| 432 NEW MAGNOLIA RD | 2025-07 | $323,000 | 1,371 | 44.3% |
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