The Fair Share Report
446 Beech Ave
Pemberton, NJ 08015
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 $327,034 – $403,342, from 12 comparable Pemberton sales in the past 18 months, at this home's 1,742 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Pemberton assessments sit below market value — republished every October, applied town-wide. A $393,983 home should be assessed near $235,168.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $18,668 below what the ratio math suggests (7.9%).
Step 4 · The tax rate — same for every Pemberton home
$1.608 Schools · 49% $0.533 County · 16% $1.112 Town · 34%
Step 5 · The bill
This home vs. every recent Pemberton sale · assessed ÷ market
35%81%
Paying about right
This home's ratio lands inside Pemberton'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 |
|---|---|---|---|---|
| 1 W LAKESHORE DR | 2025-04 | $400,000 | 1,728 | 50.5% |
| 68 LILY ST | 2025-01 | $400,000 | 1,739 | 54.4% |
| 39 PEPPER RD | 2025-07 | $150,000 | 1,692 | 109.6% |
| 23 VINCENTOWN RD | 2025-05 | $445,000 | 1,854 | 50.5% |
| 20 DAKOTA TR | 2025-03 | $275,500 | 1,681 | 84.0% |
| 5 CHESTNUT AV | 2026-03 | $310,000 | 1,621 | 61.2% |
| 752 CHERRY AV | 2025-05 | $370,000 | 1,598 | 56.6% |
| 318 RIDGE RD | 2026-03 | $400,000 | 1,456 | 37.5% |
| 256 RIDGE RD | 2025-10 | $365,000 | 1,564 | 44.5% |
| 405 WHITE PINE CT | 2025-06 | $465,000 | 2,056 | 53.3% |
| 148 OAK PINES BLVD | 2025-11 | $360,000 | 1,760 | 53.9% |
| 419 CHIPPEWA TR | 2026-01 | $357,500 | 1,814 | 59.4% |
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