The Fair Share Report
25 E 2nd 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 $226,474 – $348,442, 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 $266,439 home should be assessed near $137,856.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $104,944 above what the ratio math suggests (76.1%).
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 $2.277 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
64%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 $5,779/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 33 E CLEARVIEW AVE | 2025-05 | $326,500 | 1,208 | 82.8% |
| 1604 ERIAL RD | 2026-03 | $365,000 | 1,241 | 104.8% |
| 34 E 10TH AVE | 2026-04 | $265,000 | 984 | 92.2% |
| 103 E 13TH AVE | 2025-02 | $305,000 | 1,400 | 98.3% |
| 108 E 12TH AVE | 2026-01 | $270,000 | 1,230 | 87.8% |
| 705 W BRANCH AVE | 2025-05 | $358,000 | 1,214 | 79.9% |
| 2801 TALL PINES | 2025-05 | $226,000 | 1,200 | 79.9% |
| 3505 TALL PINES | 2025-04 | $240,000 | 1,200 | 75.1% |
| 215 ERIAL RD | 2026-05 | $195,000 | 1,161 | 128.1% |
| 91 MT CLEMENT AVE | 2026-05 | $267,000 | 1,074 | 80.7% |
| 5106 TALL PINES | 2026-05 | $270,000 | 1,280 | 69.3% |
| 3001 TALL PINES | 2026-03 | $260,000 | 1,280 | 72.0% |
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