The Fair Share Report
531 E Cherry St
Vineland, NJ 08037
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 $201,756 – $304,099, 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 $264,077 home should be assessed near $163,992.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $26,692 below what the ratio math suggests (16.3%).
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
35%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 |
|---|---|---|---|---|
| 14 N MYRTLE ST | 2025-03 | $250,000 | 1,474 | 41.7% |
| 213 W QUINCE ST | 2025-09 | $212,330 | 1,456 | 53.7% |
| 739 E MONTROSE ST | 2026-02 | $320,000 | 1,679 | 50.6% |
| 739 E MONTROSE ST | 2025-05 | $175,000 | 1,679 | 92.5% |
| 3 N STATE ST | 2026-01 | $305,000 | 1,622 | 38.3% |
| 816 E QUINCE ST | 2026-04 | $231,000 | 1,397 | 46.3% |
| 26 N VALLEY AVE | 2025-09 | $272,500 | 1,580 | 60.4% |
| 204 N EIGHTH ST | 2025-06 | $264,000 | 1,370 | 45.6% |
| 1008 NEW PEAR ST | 2025-04 | $306,500 | 1,802 | 52.8% |
| 328 W PEACH ST | 2026-01 | $400,000 | 1,420 | 35.0% |
| 432 W MONTROSE ST | 2026-01 | $260,000 | 1,883 | 42.0% |
| 636 E PEAR ST | 2026-01 | $315,000 | 1,588 | 35.3% |
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