The Fair Share Report
2 Mill Stream Rd
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 $253,003 – $348,516, 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 $273,586 home should be assessed near $141,553.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $118,247 above what the ratio math suggests (83.5%).
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 $2.897 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
69%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 $6,512/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 5106 TALL PINES | 2026-05 | $270,000 | 1,280 | 69.3% |
| 3001 TALL PINES | 2026-03 | $260,000 | 1,280 | 72.0% |
| 3204 TALL PINES | 2025-01 | $185,000 | 1,280 | 85.5% |
| 12 HANCOCK LANE | 2026-02 | $336,000 | 1,269 | 93.6% |
| 7 GRISTMILL LANE | 2026-04 | $265,500 | 1,232 | 72.8% |
| 110 W BRANCH AVE | 2025-03 | $250,000 | 1,248 | 93.4% |
| 2 LINCOLN LANE | 2025-04 | $271,000 | 1,240 | 92.7% |
| 5 GRANT LANE | 2025-01 | $263,000 | 1,240 | 94.6% |
| 25 MADISON AVE | 2025-03 | $325,000 | 1,269 | 92.0% |
| 62 GRANT LANE | 2026-02 | $270,000 | 1,360 | 95.3% |
| 64 GRANT LANE | 2025-06 | $280,000 | 1,360 | 97.1% |
| 91 GRANT LANE | 2025-01 | $252,000 | 1,360 | 102.4% |
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