The Fair Share Report
32 E Walnut Rd
Vineland, NJ 08360
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 $237,034 – $345,054, 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 $253,564 home should be assessed near $157,463.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $36,563 below what the ratio math suggests (23.2%).
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
30%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 |
|---|---|---|---|---|
| 219 YELKCA AVE | 2026-04 | $330,000 | 1,320 | 46.4% |
| 2624 E LANDIS AVE | 2025-04 | $219,454 | 1,344 | 67.5% |
| 1259 E CORNELL ST | 2025-11 | $225,000 | 1,369 | 47.2% |
| 189 JAY TER | 2026-05 | $330,000 | 1,296 | 49.4% |
| 1230 KATHY LN | 2025-03 | $250,000 | 1,342 | 45.8% |
| 1298 W CORNELL ST | 2026-01 | $260,000 | 1,369 | 45.9% |
| 683 NOTTINGHAM DR | 2026-06 | $296,000 | 1,422 | 37.6% |
| 683 NOTTINGHAM DR | 2025-03 | $260,000 | 1,422 | 42.9% |
| 1221 MAYFAIR CT | 2025-09 | $240,000 | 1,274 | 55.5% |
| 3339 BRUUN AVE | 2025-09 | $345,000 | 1,380 | 39.5% |
| 1734 MARLA PL | 2026-06 | $410,000 | 1,336 | 35.8% |
| 1023 LOIS LN | 2025-04 | $275,000 | 1,424 | 64.2% |
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