The Fair Share Report
1983 Apache Ct
Vineland, NJ 08361
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 $284,312 – $415,040, 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 $352,630 home should be assessed near $218,983.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $44,283 below what the ratio math suggests (20.2%).
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
35%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 |
|---|---|---|---|---|
| 530 KRISTIAN DR | 2025-10 | $405,000 | 1,708 | 39.0% |
| 3717 NATHAN LN | 2025-12 | $439,900 | 1,710 | 39.1% |
| 2419 E LANDIS AVE | 2025-07 | $350,000 | 1,685 | 69.4% |
| 2419 E LANDIS AVE | 2025-04 | $346,000 | 1,670 | 71.2% |
| 2281 GETTYSBURG DR | 2025-02 | $320,000 | 1,702 | 81.2% |
| 2253 ALMOND RD | 2025-11 | $390,000 | 1,714 | 12.8% |
| 1140 PIXWHEY CT | 2025-05 | $400,000 | 1,669 | 53.4% |
| 2233 MUSTEREL LN | 2025-09 | $350,000 | 1,680 | 64.5% |
| 2419 E LANDIS AVE | 2026-02 | $339,000 | 1,685 | 74.0% |
| 2102 E OAK RD M4 | 2025-12 | $300,000 | 1,720 | 59.1% |
| 2270 GETTYSBURG DR | 2025-12 | $411,000 | 1,656 | 54.6% |
| 2102 E OAK RD C3 | 2025-02 | $271,000 | 1,734 | 61.1% |
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