The Fair Share Report
201 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 $6,745/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $248,869 – $325,547, 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 $265,992 home should be assessed near $137,624.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $122,476 above what the ratio math suggests (89.0%).
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 $2.557 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
74%130%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 110 W BRANCH AVE | 2025-03 | $250,000 | 1,248 | 93.4% |
| 25 MADISON AVE | 2025-03 | $325,000 | 1,269 | 92.0% |
| 705 W BRANCH AVE | 2025-05 | $358,000 | 1,214 | 79.9% |
| 7 GRISTMILL LANE | 2026-04 | $265,500 | 1,232 | 72.8% |
| 12 HANCOCK LANE | 2026-02 | $336,000 | 1,269 | 93.6% |
| 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% |
| 2 LINCOLN LANE | 2025-04 | $271,000 | 1,240 | 92.7% |
| 5 GRANT LANE | 2025-01 | $263,000 | 1,240 | 94.6% |
| 2801 TALL PINES | 2025-05 | $226,000 | 1,200 | 79.9% |
| 3505 TALL PINES | 2025-04 | $240,000 | 1,200 | 75.1% |
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