The Fair Share Report
709 Risley Ave
Pleasantville, NJ 08232
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 Pleasantville's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $179,690 – $304,356, 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 $262,876 home should be assessed near $151,522.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $53,922 below what the ratio math suggests (35.6%).
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%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1046 KLINE AVE | 2026-05 | $190,000 | 1,191 | 52.2% |
| 47 LAUREL DR | 2025-10 | $309,900 | 1,272 | 39.2% |
| 1021 NEUMARK AVE | 2025-04 | $162,000 | 1,234 | 67.8% |
| 1308 N MAIN ST | 2025-02 | $248,000 | 1,200 | 40.4% |
| 1139 MCCONNELL DR | 2025-08 | $270,000 | 1,304 | 46.3% |
| 39 PLAZA PL | 2025-05 | $325,000 | 1,359 | 38.7% |
| 100 E CALIFORNIA AVE | 2025-05 | $255,000 | 1,064 | 43.8% |
| 135 W EDGEWATER AVE | 2025-11 | $180,000 | 1,250 | 66.7% |
| 113 CHARLES AVE | 2025-08 | $325,000 | 1,224 | 31.9% |
| 514 LAFAYETTE AVE | 2026-03 | $282,500 | 1,310 | 40.0% |
| 19 LAUREL DR | 2026-01 | $292,500 | 1,118 | 40.8% |
| 320 OAKLAND AVE | 2025-11 | $168,000 | 1,040 | 46.4% |
Is this your house?
Run your own report →