The Fair Share Report
14 Spring St
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 $250,110 – $334,122, 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 $293,684 home should be assessed near $151,952.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $75,748 above what the ratio math suggests (49.8%).
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 $3.244 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
63%130%
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 $4,171/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 33 E CLEARVIEW AVE | 2025-05 | $326,500 | 1,208 | 82.8% |
| 16 E WOODBURN AVE | 2026-01 | $210,000 | 1,092 | 118.0% |
| 52 E 9TH AVE | 2025-05 | $250,000 | 912 | 91.0% |
| 34 E 10TH AVE | 2026-04 | $265,000 | 984 | 92.2% |
| 91 MT CLEMENT AVE | 2026-05 | $267,000 | 1,074 | 80.7% |
| 96 E 9TH AVE | 2025-06 | $299,000 | 990 | 97.9% |
| 4 HAMILTON COURT | 2026-03 | $311,000 | 1,018 | 84.7% |
| 108 ESTATES RD | 2026-01 | $300,000 | 996 | 93.9% |
| 91 SPRUCE LANE | 2025-03 | $282,000 | 960 | 82.4% |
| 215 ERIAL RD | 2026-05 | $195,000 | 1,161 | 128.1% |
| 103 E 13TH AVE | 2025-02 | $305,000 | 1,400 | 98.3% |
| 88 W DIAMOND AVE | 2025-02 | $375,000 | 948 | 82.7% |
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