The Fair Share Report
14 E 2nd Ave
Pine Hill, NJ 08021
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 $171,904 – $401,480, from 12 comparable Pine Hill 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 Pine Hill assessments sit below market value — republished every October, applied town-wide. A $324,068 home should be assessed near $167,673.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $197,127 above what the ratio math suggests (117.6%).
Step 4 · The tax rate — same for every Pine Hill home
$2.893 Schools · 53% $1.075 County · 20% $1.539 Town · 28%
This home's own bill implies $2.277 per $100 — well off the general rate. That usually means the town revalued since the last bill.
Step 5 · The bill
This home vs. every recent Pine Hill sale · assessed ÷ market
74%218%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (59.50%) — roughly $10,856/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 77 E 7TH AVE | 2025-05 | $415,000 | 1,979 | 94.6% |
| 16 E 7TH AVE | 2026-02 | $190,000 | 1,699 | 157.2% |
| 12 W 8TH AVE | 2025-03 | $325,000 | 1,678 | 99.6% |
| 41 E 11TH AVE | 2025-05 | $317,000 | 1,794 | 97.2% |
| 116 E CLEARVIEW AVE | 2025-04 | $390,000 | 1,750 | 95.1% |
| 3002 TALL PINES | 2025-01 | $230,000 | 1,716 | 87.0% |
| 165 ERIAL RD | 2025-01 | $150,000 | 2,052 | 155.5% |
| 2804 BROMLEY ESTATES | 2026-05 | $170,000 | 1,646 | 92.7% |
| 1502 BROMLEY ESTATES | 2026-02 | $140,000 | 1,646 | 114.5% |
| 1604 ERIAL RD | 2026-03 | $365,000 | 1,241 | 104.8% |
| 55 E 8TH AVE | 2025-03 | $337,500 | 1,836 | 106.0% |
| 6 FRANKLIN AVE | 2025-04 | $276,262 | 1,848 | 129.6% |
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