The Fair Share Report
1192 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 $235,043 – $295,748, 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 $257,504 home should be assessed near $159,910.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $53,710 below what the ratio math suggests (33.6%).
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
30%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 |
|---|---|---|---|---|
| 4266 S LINCOLN AVE | 2025-07 | $290,000 | 1,136 | 38.0% |
| 1345 E WALNUT RD | 2026-02 | $255,000 | 1,152 | 43.2% |
| 1404 W OAK RD | 2025-04 | $292,900 | 1,189 | 43.9% |
| 1634 WOODLAWN AVE | 2025-11 | $286,000 | 1,152 | 43.9% |
| 741 S ORCHARD RD | 2025-08 | $242,000 | 1,116 | 48.1% |
| 406 CARPY AVE | 2026-04 | $225,000 | 1,064 | 48.7% |
| 406 CARPY AVE | 2026-03 | $205,000 | 1,064 | 53.5% |
| 1704 N VALLEY AVE | 2026-04 | $314,000 | 1,092 | 41.1% |
| 735 YALE TER | 2025-08 | $245,000 | 1,131 | 42.5% |
| 719 S VALLEY AVE | 2026-06 | $290,000 | 1,091 | 34.7% |
| 192 HENDRICKS AVE | 2026-04 | $292,330 | 1,064 | 40.4% |
| 769 S VALLEY AVE | 2026-03 | $167,500 | 1,040 | 58.0% |
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