The Fair Share Report
2076 Kickapoo Tr
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 $374,237 – $437,479, 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 $413,918 home should be assessed near $257,043.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $93,043 below what the ratio math suggests (36.2%).
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
32%77%
Keep quiet and enjoy it
This home's assessment ratio sits below the Vineland pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1140 PIXWHEY CT | 2025-05 | $400,000 | 1,669 | 53.4% |
| 3717 NATHAN LN | 2025-12 | $439,900 | 1,710 | 39.1% |
| 2270 GETTYSBURG DR | 2025-12 | $411,000 | 1,656 | 54.6% |
| 2307 MUSTEREL LN | 2025-06 | $415,000 | 1,558 | 51.9% |
| 2233 MUSTEREL LN | 2025-09 | $350,000 | 1,680 | 64.5% |
| 2281 GETTYSBURG DR | 2025-02 | $320,000 | 1,702 | 81.2% |
| 530 KRISTIAN DR | 2025-10 | $405,000 | 1,708 | 39.0% |
| 2303 PALERMO AVE | 2025-05 | $410,000 | 1,523 | 53.3% |
| 2303 PALERMO AVE | 2025-02 | $290,000 | 1,523 | 75.4% |
| 1107 LIBERTY AVE | 2025-06 | $395,000 | 1,423 | 48.7% |
| 733 SHARON CT | 2026-01 | $430,000 | 1,604 | 46.2% |
| 1279 LIVIA LN | 2026-05 | $405,000 | 1,423 | 47.4% |
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