The Fair Share Report
5 Cross 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 $112,424 – $166,715, from 12 comparable Pine Hill sales in the past 18 months, at this home's 552 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 $136,459 home should be assessed near $70,604.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $105,296 above what the ratio math suggests (149.1%).
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 $1.969 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%162%
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 $5,799/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 34 HAZEL LANE | 2025-03 | $140,000 | 590 | 112.5% |
| 1500 OAK STREET | 2026-03 | $155,000 | 627 | 116.2% |
| 20 MT CLEMENT AVE | 2025-06 | $218,000 | 660 | 83.2% |
| 171 ERIAL RD | 2026-05 | $140,000 | 710 | 125.2% |
| 61 CHESTNUT LANE | 2026-05 | $226,600 | 756 | 93.7% |
| 74 E WOODBURN AVE | 2025-01 | $85,000 | 468 | 116.5% |
| 126 ESTATES RD | 2025-06 | $195,000 | 912 | 124.6% |
| 30 HILL DRIVE | 2025-05 | $295,000 | 912 | 86.9% |
| 91 MT CLEMENT AVE | 2026-05 | $267,000 | 1,074 | 80.7% |
| 25 VALLEY DR | 2026-01 | $200,000 | 982 | 119.9% |
| 1207 TURNERVILLE RD | 2026-06 | $355,000 | 974 | 84.7% |
| 1052 TURNERVILLE RD | 2025-03 | $248,000 | 912 | 103.8% |
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