The Fair Share Report
22 Richards Ave
Pine Hill, NJ 08021
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 $216,085 – $333,328, 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 $278,575 home should be assessed near $144,135.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $90,965 above what the ratio math suggests (63.1%).
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 $2.851 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
65%130%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (59.50%) — roughly $5,009/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 215 ERIAL RD | 2026-05 | $195,000 | 1,161 | 128.1% |
| 1015 CREST RD | 2025-03 | $353,000 | 1,284 | 80.6% |
| 25 CONGRESS RD | 2025-05 | $315,000 | 1,184 | 98.9% |
| 108 E 12TH AVE | 2026-01 | $270,000 | 1,230 | 87.8% |
| 103 W WOODBURN AVE | 2025-02 | $275,000 | 1,154 | 97.4% |
| 91 MT CLEMENT AVE | 2026-05 | $267,000 | 1,074 | 80.7% |
| 25 VALLEY DR | 2026-01 | $200,000 | 982 | 119.9% |
| 82 COUNTRY CLUB RD | 2026-03 | $250,000 | 1,040 | 112.8% |
| 1072 GRANDVIEW DR | 2025-02 | $270,000 | 1,374 | 96.8% |
| 1207 TURNERVILLE RD | 2026-06 | $355,000 | 974 | 84.7% |
| 96 E 9TH AVE | 2025-06 | $299,000 | 990 | 97.9% |
| 108 ESTATES RD | 2026-01 | $300,000 | 996 | 93.9% |
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