The Fair Share Report
20 E Wright St
Pleasantville, NJ 08232
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 $194,109 – $354,563, from 12 comparable Pleasantville 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 Pleasantville assessments sit below market value — republished every October, applied town-wide. A $257,237 home should be assessed near $148,271.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $27,371 below what the ratio math suggests (18.5%).
Step 4 · The tax rate — same for every Pleasantville home
$1.301 Schools · 24% $0.668 County · 12% $3.452 Town · 64%
Step 5 · The bill
This home vs. every recent Pleasantville sale · assessed ÷ market
27%74%
Paying about right
This home's ratio lands inside Pleasantville'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 |
|---|---|---|---|---|
| 59 TUNIS AVE | 2025-05 | $172,500 | 1,516 | 66.7% |
| 111 COLLINS AVE | 2026-05 | $345,000 | 1,519 | 36.0% |
| 135 W EDGEWATER AVE | 2025-11 | $180,000 | 1,250 | 66.7% |
| 28 TUNIS AVE | 2025-04 | $285,000 | 1,311 | 36.2% |
| 829 CEDAR LANE | 2026-05 | $130,000 | 1,520 | 72.5% |
| 1021 NEUMARK AVE | 2025-04 | $162,000 | 1,234 | 67.8% |
| 22 W PARK AVE | 2026-03 | $135,000 | 1,444 | 71.6% |
| 205 ABBEY LANE | 2026-04 | $255,000 | 1,676 | 37.5% |
| 909 SPRUCE AVE | 2026-04 | $275,000 | 1,600 | 39.3% |
| 514 LAFAYETTE AVE | 2026-03 | $282,500 | 1,310 | 40.0% |
| 729 JOHNSON DR | 2025-12 | $250,000 | 1,520 | 45.6% |
| 79 E WASHINGTON AVE | 2025-06 | $205,000 | 1,534 | 37.4% |
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