The Fair Share Report
321 Pine St
Millville, NJ 08332
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 $99,116 – $181,414, from 12 comparable Millville 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 Millville assessments sit below market value — republished every October, applied town-wide. A $138,520 home should be assessed near $79,566.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $8,134 above what the ratio math suggests (10.2%).
Step 4 · The tax rate — same for every Millville home
$1.141 Schools · 28% $1.494 County · 37% $1.418 Town · 35%
Step 5 · The bill
This home vs. every recent Millville sale · assessed ÷ market
31%94%
Paying about right
This home's ratio lands inside Millville'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 |
|---|---|---|---|---|
| 119 W MCNEAL ST | 2025-09 | $105,050 | 1,288 | 55.0% |
| 5 MCNEAL ST E | 2025-08 | $130,000 | 1,311 | 53.2% |
| 807 N 2ND ST | 2025-12 | $75,000 | 1,259 | 68.1% |
| 302 S 6TH ST | 2026-06 | $127,500 | 1,347 | 45.1% |
| 707 E MAIN ST | 2025-06 | $180,000 | 1,363 | 37.7% |
| 35 CEDAR ST | 2025-09 | $170,000 | 1,304 | 44.9% |
| 14 CALORIS AVE | 2025-07 | $230,000 | 1,400 | 52.1% |
| 510 DOCK ST | 2025-05 | $140,000 | 1,324 | 41.4% |
| 713 E BROAD ST | 2026-06 | $261,000 | 1,311 | 47.4% |
| 412 W MCNEAL ST | 2025-01 | $92,500 | 1,280 | 74.5% |
| 201 W FOUNDRY ST | 2025-10 | $185,000 | 1,326 | 36.0% |
| 124 MULBERRY ST | 2025-01 | $155,000 | 1,424 | 53.0% |
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