The Fair Share Report
577 E Walnut Rd
Vineland, NJ 08362
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 $231,809 – $293,197, 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 $269,798 home should be assessed near $167,545.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $11,545 below what the ratio math suggests (6.9%).
Step 4 · The tax rate — same for every Vineland home
$0.860 Schools · 26% $1.284 County · 39% $1.162 Town · 35%
This home's own bill implies $3.149 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
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 |
|---|---|---|---|---|
| 1429 W OAK RD | 2026-01 | $299,000 | 1,447 | 43.3% |
| 2810 PANTHER RD | 2026-04 | $290,000 | 1,540 | 54.2% |
| 83 N ORCHARD RD | 2025-05 | $215,000 | 1,401 | 51.0% |
| 334 SHERIDAN AVE | 2025-09 | $220,000 | 1,567 | 58.9% |
| 1243 GARRY AVE | 2026-03 | $315,000 | 1,706 | 55.6% |
| 668 S SPRING RD | 2025-07 | $250,000 | 1,364 | 50.9% |
| 1189 HADSELL AVE | 2025-06 | $302,500 | 1,632 | 44.1% |
| 4455 S LINCOLN AVE | 2025-12 | $560,000 | 1,623 | 32.7% |
| 54 OSBORN AVE | 2025-09 | $275,000 | 1,586 | 44.1% |
| 829 FOSTER AVE | 2024-12 | $250,000 | 1,548 | 64.8% |
| 305 RUSSELL AVE | 2025-03 | $210,000 | 1,560 | 71.9% |
| 516 N VALLEY AVE | 2026-01 | $285,000 | 1,535 | 53.0% |
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