The Fair Share Report
577 Pine St
Vineland, NJ 08360
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Vineland's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $224,442 – $321,213, 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 $258,414 home should be assessed near $160,475.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $32,675 below what the ratio math suggests (20.4%).
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
34%77%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1058 LINDA LN | 2025-10 | $250,000 | 1,337 | 47.6% |
| 704 S VALLEY AVE | 2025-11 | $250,000 | 1,272 | 49.0% |
| 68 S VALLEY AVE | 2025-05 | $335,000 | 1,495 | 44.6% |
| 36 S WEST AVE | 2026-06 | $250,000 | 1,380 | 49.6% |
| 318 W BIRCH ST | 2026-02 | $250,000 | 1,260 | 51.1% |
| 318 W BIRCH ST | 2026-01 | $180,000 | 1,260 | 71.0% |
| 432 NEW MAGNOLIA RD | 2025-07 | $323,000 | 1,371 | 44.3% |
| 750 W EARL DR | 2025-09 | $340,000 | 1,412 | 43.5% |
| 114 AXTELL AVE | 2025-04 | $247,000 | 1,372 | 50.1% |
| 28 W ALMOND ST | 2026-04 | $219,999 | 1,318 | 56.1% |
| 25 TEMPLE RD | 2025-09 | $268,000 | 1,352 | 53.9% |
| 1734 MARLA PL | 2026-06 | $410,000 | 1,336 | 35.8% |
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