The Fair Share Report
181 E 11th Ave
Pine Hill, NJ 08021
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (59.50%) — roughly $7,336/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $161,967 – $366,386, 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 $295,889 home should be assessed near $153,093.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $133,207 above what the ratio math suggests (87.0%).
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 $2.853 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
73%182%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 85 W 1ST AVE (REAR) | 2025-05 | $295,000 | 1,400 | 95.9% |
| 29 SHERI WAY | 2026-02 | $389,000 | 1,448 | 89.7% |
| 804 MASON RUN | 2026-04 | $220,000 | 1,536 | 82.3% |
| 407 MASON RUN | 2026-04 | $199,900 | 1,536 | 88.1% |
| 1005 MASON RUN | 2025-05 | $200,000 | 1,536 | 89.0% |
| 705 MASON RUN | 2025-04 | $142,500 | 1,536 | 130.7% |
| 28 GRAND AVE | 2026-01 | $416,000 | 1,498 | 81.1% |
| 2804 BROMLEY ESTATES | 2026-05 | $170,000 | 1,646 | 92.7% |
| 1502 BROMLEY ESTATES | 2026-02 | $140,000 | 1,646 | 114.5% |
| 116 E CLEARVIEW AVE | 2025-04 | $390,000 | 1,750 | 95.1% |
| 4 MASON COURT | 2026-04 | $319,000 | 1,287 | 90.5% |
| 10 FRANKLIN AVE | 2026-01 | $339,900 | 1,632 | 103.8% |
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