The Fair Share Report
1196 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 $304,371 – $407,779, 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 $344,375 home should be assessed near $213,857.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $51,857 below what the ratio math suggests (24.2%).
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
34%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 |
|---|---|---|---|---|
| 410 W BIRCH ST | 2025-08 | $405,000 | 1,690 | 50.5% |
| 3773 BROOKHAVEN DR | 2025-12 | $342,500 | 1,644 | 38.4% |
| 4455 S LINCOLN AVE | 2025-12 | $560,000 | 1,623 | 32.7% |
| 1319 PATERSON DR | 2026-02 | $325,000 | 1,649 | 50.5% |
| 1066 ELIZABETH DR | 2025-05 | $338,000 | 1,640 | 46.7% |
| 2526 DAHLIADEL DR | 2025-08 | $367,000 | 1,624 | 54.9% |
| 1178 RAMBLEWOOD DR | 2025-01 | $295,000 | 1,572 | 66.1% |
| 742 DUKES RD | 2025-06 | $400,000 | 1,720 | 47.2% |
| 1577 STRATHMORE TER | 2025-05 | $356,000 | 1,656 | 54.7% |
| 1254 MC CLAIN DR | 2026-05 | $300,000 | 1,815 | 68.3% |
| 5716 INDEPENDENCE RD | 2026-02 | $155,000 | 1,453 | 67.5% |
| 1154 MC CLAIN DR | 2026-02 | $379,000 | 1,480 | 41.2% |
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