The Fair Share Report
2099 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 $394,720 – $500,315, 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 $428,085 home should be assessed near $265,841.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $56,641 below what the ratio math suggests (21.3%).
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
35%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 |
|---|---|---|---|---|
| 3630 VENTURI LN | 2025-07 | $550,000 | 2,080 | 43.6% |
| 723 STREAMVIEW LN | 2026-06 | $325,000 | 1,920 | 59.9% |
| 846 SHERIDAN AVE | 2025-09 | $525,000 | 1,904 | 46.5% |
| 2259 MUSTEREL LN | 2025-01 | $420,000 | 2,096 | 56.9% |
| 814 FOXMOOR DR | 2025-01 | $380,000 | 1,860 | 48.0% |
| 520 KRISTIAN DR | 2026-05 | $340,400 | 2,108 | 60.6% |
| 2703 INVERNESS RD | 2026-03 | $485,000 | 2,045 | 60.5% |
| 2477 MEADE DR | 2025-09 | $458,000 | 1,892 | 51.3% |
| 781 FOX LN | 2026-04 | $500,000 | 1,972 | 41.5% |
| 1932 APACHE CT | 2026-06 | $535,000 | 2,337 | 41.7% |
| 2778 BARRY DR | 2025-06 | $420,000 | 1,974 | 52.4% |
| 1634 CHEROKEE LN | 2025-03 | $465,000 | 2,334 | 48.3% |
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