The Fair Share Report
1193 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 $211,334 – $333,535, 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 $304,910 home should be assessed near $189,349.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $22,949 below what the ratio math suggests (12.1%).
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%84%
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 |
|---|---|---|---|---|
| 515 PARK LN | 2025-12 | $319,900 | 1,712 | 44.2% |
| 515 PARK LN | 2025-05 | $222,000 | 1,712 | 63.7% |
| 1313 NELSON AVE | 2025-03 | $255,000 | 1,788 | 60.8% |
| 647 E CRESCENT DR | 2025-07 | $366,000 | 1,708 | 46.1% |
| 175 S DELSEA DR | 2025-03 | $300,000 | 1,622 | 62.7% |
| 3 N VALLEY AVE | 2025-01 | $210,000 | 1,576 | 87.9% |
| 576 ROYAL DR | 2025-03 | $337,000 | 1,660 | 49.0% |
| 409 N EAST AVE | 2026-02 | $325,000 | 1,828 | 51.9% |
| 503 HAZEL AVE | 2026-05 | $310,000 | 1,568 | 53.8% |
| 455 MAURICE RIVER PKY | 2025-07 | $140,000 | 1,656 | 95.8% |
| 1126 LINDA LN | 2025-11 | $330,000 | 1,728 | 45.9% |
| 1791 KINGS RD | 2025-06 | $250,000 | 1,644 | 58.0% |
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