The Fair Share Report
41 Mill Stream Rd
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 $220,676 – $260,246, 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 $248,432 home should be assessed near $128,539.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $96,061 above what the ratio math suggests (74.7%).
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 $2.927 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
74%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 $5,290/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 2801 TALL PINES | 2025-05 | $226,000 | 1,200 | 79.9% |
| 3505 TALL PINES | 2025-04 | $240,000 | 1,200 | 75.1% |
| 705 W BRANCH AVE | 2025-05 | $358,000 | 1,214 | 79.9% |
| 7 GRISTMILL LANE | 2026-04 | $265,500 | 1,232 | 72.8% |
| 13 FORD LANE | 2026-01 | $260,000 | 1,160 | 89.6% |
| 5 GRANT LANE | 2025-01 | $263,000 | 1,240 | 94.6% |
| 5106 TALL PINES | 2026-05 | $270,000 | 1,280 | 69.3% |
| 3001 TALL PINES | 2026-03 | $260,000 | 1,280 | 72.0% |
| 3204 TALL PINES | 2025-01 | $185,000 | 1,280 | 85.5% |
| 16 E WOODBURN AVE | 2026-01 | $210,000 | 1,092 | 118.0% |
| 4 HAMILTON COURT | 2026-03 | $311,000 | 1,018 | 84.7% |
| 2 LINCOLN LANE | 2025-04 | $271,000 | 1,240 | 92.7% |
Is this your house?
Run your own report →