The Fair Share Report
2077 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 $340,232 – $462,526, 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 $421,176 home should be assessed near $261,550.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $88,350 below what the ratio math suggests (33.8%).
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%
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 |
|---|---|---|---|---|
| 3717 NATHAN LN | 2025-12 | $439,900 | 1,710 | 39.1% |
| 1140 PIXWHEY CT | 2025-05 | $400,000 | 1,669 | 53.4% |
| 2281 GETTYSBURG DR | 2025-02 | $320,000 | 1,702 | 81.2% |
| 530 KRISTIAN DR | 2025-10 | $405,000 | 1,708 | 39.0% |
| 2233 MUSTEREL LN | 2025-09 | $350,000 | 1,680 | 64.5% |
| 2270 GETTYSBURG DR | 2025-12 | $411,000 | 1,656 | 54.6% |
| 2307 MUSTEREL LN | 2025-06 | $415,000 | 1,558 | 51.9% |
| 1651 BRIAR TR | 2025-10 | $380,000 | 1,816 | 47.8% |
| 846 SHERIDAN AVE | 2025-09 | $525,000 | 1,904 | 46.5% |
| 2303 PALERMO AVE | 2025-05 | $410,000 | 1,523 | 53.3% |
| 2303 PALERMO AVE | 2025-02 | $290,000 | 1,523 | 75.4% |
| 2854 HANCE BRIDGE RD | 2026-03 | $492,500 | 1,722 | 42.4% |
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