The Fair Share Report
45 E 6th Ave
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 $234,520 – $432,217, 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 $343,636 home should be assessed near $177,797.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $157,303 above what the ratio math suggests (88.5%).
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 $2.667 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
72%148%
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 $8,663/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 3002 TALL PINES | 2025-01 | $230,000 | 1,716 | 87.0% |
| 45 SHERI WAY | 2026-05 | $389,000 | 1,628 | 79.8% |
| 202 GRASMUR TURN | 2025-03 | $340,000 | 1,688 | 101.0% |
| 55 E 8TH AVE | 2025-03 | $337,500 | 1,836 | 106.0% |
| 10 FRANKLIN AVE | 2026-01 | $339,900 | 1,632 | 103.8% |
| 6 FRANKLIN AVE | 2025-04 | $276,262 | 1,848 | 129.6% |
| 136 BRAMAU AVE | 2025-05 | $300,000 | 1,668 | 101.2% |
| 17 FRANKLIN AVE | 2026-05 | $350,000 | 1,760 | 100.1% |
| 39 COUNTRY CLUB ROAD | 2026-06 | $427,000 | 1,600 | 86.9% |
| 9 MONROE COURT | 2025-05 | $355,000 | 1,384 | 91.7% |
| 205 FRANKLIN AVE | 2026-02 | $380,000 | 1,960 | 98.5% |
| 27 OSBORNE AVE | 2025-05 | $335,000 | 1,332 | 94.6% |
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