The Fair Share Report
708 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 $105,660 – $261,725, from 12 comparable Pleasantville 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 Pleasantville assessments sit below market value — republished every October, applied town-wide. A $192,172 home should be assessed near $110,768.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $30,768 below what the ratio math suggests (27.8%).
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
25%81%
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 |
|---|---|---|---|---|
| 709 SPRUCE AVE | 2025-05 | $225,500 | 888 | 37.7% |
| 923 LINDEN AVE | 2025-05 | $200,500 | 922 | 48.0% |
| 115 W WRIGHT ST | 2025-06 | $160,000 | 1,146 | 66.3% |
| 326 W LEEDS AVE | 2025-08 | $210,000 | 865 | 43.9% |
| 918 LINDEN AVE | 2025-03 | $185,000 | 878 | 52.2% |
| 111 MARTIN TERR | 2025-01 | $255,000 | 960 | 39.6% |
| 106 WELLINGTON AVE | 2026-03 | $81,600 | 1,132 | 127.2% |
| 150 WELLINGTON AVE | 2026-04 | $285,000 | 1,118 | 37.7% |
| 150 WELLINGTON AVE | 2025-12 | $135,000 | 1,118 | 79.6% |
| 26 E READING AVE | 2026-05 | $185,000 | 1,142 | 57.0% |
| 16 W THOMPSON AVE | 2026-04 | $189,000 | 1,113 | 52.9% |
| 19 W READING AVE | 2025-10 | $90,000 | 1,236 | 130.6% |
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