The Fair Share Report
418 S E Ave
Vineland, NJ 08090
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 $201,405 – $282,195, 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 $250,000 home should be assessed near $155,250.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $46,750 below what the ratio math suggests (30.1%).
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
33%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 |
|---|---|---|---|---|
| 17 ARCADIA PL | 2025-06 | $172,000 | 1,216 | 72.7% |
| 328 W PEACH ST | 2026-01 | $400,000 | 1,420 | 35.0% |
| 14 N MYRTLE ST | 2025-03 | $250,000 | 1,474 | 41.7% |
| 71 COLUMBIA AVE | 2025-11 | $268,000 | 1,172 | 37.6% |
| 1070 E PARK AVE | 2025-02 | $257,000 | 1,208 | 41.2% |
| 105 W OXFORD ST | 2026-05 | $335,000 | 1,204 | 41.3% |
| 402 MT VERNON AVE | 2025-05 | $250,000 | 1,151 | 41.6% |
| 204 N EIGHTH ST | 2025-06 | $264,000 | 1,370 | 45.6% |
| 816 E QUINCE ST | 2026-04 | $231,000 | 1,397 | 46.3% |
| 724 E GRAPE ST | 2025-12 | $200,000 | 1,187 | 51.0% |
| 736 S EAST AVE | 2026-02 | $250,000 | 1,188 | 52.7% |
| 407 W ALMOND ST | 2026-04 | $188,000 | 1,288 | 49.3% |
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