The Fair Share Report
68 Walnut Ln
Pine Hill, NJ 08021
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.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (59.50%) — roughly $7,124/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $213,816 – $301,205, from 12 comparable Pine Hill sales in the past 18 months, at this home's 1,000 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Pine Hill assessments sit below market value — republished every October, applied town-wide. A $269,309 home should be assessed near $139,340.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $129,360 above what the ratio math suggests (92.8%).
Step 4 · The tax rate — same for every Pine Hill home
$2.893 Schools · 53% $1.075 County · 20% $1.539 Town · 28%
This home's own bill implies $3.731 per $100 — well off the general rate. That usually means the town revalued since the last bill.
Step 5 · The bill
This home vs. every recent Pine Hill sale · assessed ÷ market
74%131%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 91 MT CLEMENT AVE | 2026-05 | $267,000 | 1,074 | 80.7% |
| 34 E 10TH AVE | 2026-04 | $265,000 | 984 | 92.2% |
| 96 E 9TH AVE | 2025-06 | $299,000 | 990 | 97.9% |
| 108 ESTATES RD | 2026-01 | $300,000 | 996 | 93.9% |
| 25 VALLEY DR | 2026-01 | $200,000 | 982 | 119.9% |
| 215 ERIAL RD | 2026-05 | $195,000 | 1,161 | 128.1% |
| 1207 TURNERVILLE RD | 2026-06 | $355,000 | 974 | 84.7% |
| 6 E 8TH AVE | 2026-02 | $135,000 | 1,176 | 157.6% |
| 82 COUNTRY CLUB RD | 2026-03 | $250,000 | 1,040 | 112.8% |
| 1052 TURNERVILLE RD | 2025-03 | $248,000 | 912 | 103.8% |
| 126 ESTATES RD | 2025-06 | $195,000 | 912 | 124.6% |
| 30 HILL DRIVE | 2025-05 | $295,000 | 912 | 86.9% |
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