The Fair Share Report
618 Risley Ave
Pleasantville, NJ 08232
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 $251,698 – $430,195, from 12 comparable Pleasantville sales in the past 18 months, at this home's 2,368 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Pleasantville assessments sit below market value — republished every October, applied town-wide. A $285,036 home should be assessed near $164,295.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $25,695 below what the ratio math suggests (15.6%).
Step 4 · The tax rate — same for every Pleasantville home
$1.301 Schools · 24% $0.668 County · 12% $3.452 Town · 64%
Step 5 · The bill
This home vs. every recent Pleasantville sale · assessed ÷ market
27%74%
Paying about right
This home's ratio lands inside Pleasantville'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 |
|---|---|---|---|---|
| 44 E LINDLEY AVE | 2026-03 | $360,000 | 1,932 | 38.3% |
| 165 PLAZA PL | 2026-01 | $445,000 | 2,622 | 43.0% |
| 616 W ADAMS AVE | 2026-03 | $239,900 | 2,257 | 52.6% |
| 818 N MAIN ST | 2026-04 | $400,000 | 2,517 | 37.0% |
| 312 WELLINGTON AVE | 2025-11 | $300,000 | 2,594 | 65.0% |
| 312 WELLINGTON AVE | 2025-10 | $220,000 | 2,594 | 88.7% |
| 831 W ADAMS AVE | 2026-02 | $617,500 | 2,470 | 39.4% |
| 819 N MAIN ST | 2025-03 | $362,500 | 2,630 | 39.0% |
| 148 PLAZA PL | 2026-04 | $335,000 | 1,844 | 41.9% |
| 900 W ASHLAND AVE | 2025-07 | $203,000 | 1,851 | 77.7% |
| 39 FRAMBES AVE | 2026-01 | $299,000 | 2,685 | 61.7% |
| 1207 MCCLELLAN AVE | 2025-07 | $500,000 | 2,296 | 39.2% |
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