The Fair Share Report
632 E Cherry St
Vineland, NJ 08077
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 $147,239 – $317,917, 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 $242,409 home should be assessed near $150,536.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $23,136 below what the ratio math suggests (15.4%).
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
35%92%
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 |
|---|---|---|---|---|
| 313 W WOOD ST | 2025-12 | $288,000 | 1,480 | 40.4% |
| 733 E PEAR ST | 2025-05 | $160,000 | 1,424 | 66.0% |
| 733 E PEAR ST | 2025-03 | $85,000 | 1,424 | 124.2% |
| 520 E GRAPE ST | 2026-04 | $287,000 | 1,356 | 37.1% |
| 400 N SEVENTH ST | 2026-02 | $274,275 | 1,260 | 45.1% |
| 732 BROADWAY | 2026-02 | $320,000 | 1,468 | 42.2% |
| 213 W QUINCE ST | 2025-09 | $212,330 | 1,456 | 53.7% |
| 668 ALPS PL | 2025-01 | $275,000 | 1,472 | 54.4% |
| 728 E PEAR ST | 2025-02 | $175,000 | 1,994 | 59.3% |
| 218 W MONTROSE ST | 2025-02 | $135,000 | 1,489 | 117.6% |
| 1169 NEW PEAR ST | 2026-05 | $247,970 | 1,521 | 66.4% |
| 517 GILMORE ST | 2025-04 | $299,900 | 1,446 | 67.8% |
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