The Fair Share Report
45 E 7th 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 $230,520 – $328,823, from 12 comparable Pine Hill sales in the past 18 months, at this home's 1,224 sq ft.
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 $257,914 home should be assessed near $133,445.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $126,955 above what the ratio math suggests (95.1%).
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 $2.372 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 $6,991/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 4 MASON COURT | 2026-04 | $319,000 | 1,287 | 90.5% |
| 25 CONGRESS RD | 2025-05 | $315,000 | 1,184 | 98.9% |
| 705 W BRANCH AVE | 2025-05 | $358,000 | 1,214 | 79.9% |
| 117 E 12TH AVE | 2025-04 | $300,000 | 1,092 | 79.1% |
| 85 W 1ST AVE (REAR) | 2025-05 | $295,000 | 1,400 | 95.9% |
| 16 E WOODBURN AVE | 2026-01 | $210,000 | 1,092 | 118.0% |
| 29 SHERI WAY | 2026-02 | $389,000 | 1,448 | 89.7% |
| 2801 TALL PINES | 2025-05 | $226,000 | 1,200 | 79.9% |
| 3505 TALL PINES | 2025-04 | $240,000 | 1,200 | 75.1% |
| 1015 CREST RD | 2025-03 | $353,000 | 1,284 | 80.6% |
| 33 MAC KNIGHT DR | 2026-04 | $315,000 | 1,400 | 85.5% |
| 1 TOMLINSON AVE | 2026-03 | $240,000 | 1,383 | 106.3% |
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