The Fair Share Report
405 S E Ave
Vineland, NJ 08074
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 $205,333 – $346,891, from 12 comparable Vineland sales in the past 18 months, at this home's 1,408 sq ft.
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 $235,714 home should be assessed near $146,378.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $98,378 below what the ratio math suggests (67.2%).
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
8%77%
Keep quiet and enjoy it
This home's assessment ratio sits below the Vineland pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 708 E CHESTNUT AVE | 2026-03 | $180,000 | 1,228 | 47.9% |
| 720 E QUINCE ST | 2026-01 | $72,000 | 1,497 | 28.3% |
| 510 S EAST AVE | 2025-10 | $225,000 | 1,344 | 47.4% |
| 1107 LIBERTY AVE | 2025-06 | $395,000 | 1,423 | 48.7% |
| 1030 CAMBRIDGE PL | 2025-07 | $335,000 | 1,378 | 58.2% |
| 1042 CAMBRIDGE PL | 2025-04 | $339,500 | 1,378 | 57.6% |
| 1004 CAMBRIDGE PL | 2025-03 | $311,000 | 1,375 | 48.7% |
| 407 W ALMOND ST | 2026-04 | $188,000 | 1,288 | 49.3% |
| 21 VASSAR PL | 2025-06 | $334,000 | 1,437 | 37.7% |
| 2810 MAPLE AVE | 2025-03 | $420,000 | 1,530 | 59.9% |
| 208 N EIGHTH ST | 2024-12 | $190,000 | 1,632 | 60.6% |
| 4 HOWARD ST | 2026-05 | $210,000 | 1,712 | 61.2% |
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