The Fair Share Report
77 E Wright St
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 $217,235 – $330,169, 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 $296,549 home should be assessed near $170,931.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $46,331 below what the ratio math suggests (27.1%).
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 |
|---|---|---|---|---|
| 807 WESLEY AVE | 2026-02 | $280,000 | 1,502 | 46.4% |
| 807 WESLEY AVE | 2025-09 | $160,000 | 1,502 | 81.2% |
| 1215 BROAD ST | 2026-01 | $290,000 | 1,456 | 44.8% |
| 19 W LINDLEY AVE | 2025-03 | $277,000 | 1,344 | 42.5% |
| 206 MILL RD | 2026-05 | $150,000 | 1,708 | 93.6% |
| 1107 IOWA AVE | 2025-05 | $329,900 | 1,568 | 45.1% |
| 710 CLEARVIEW AVE | 2025-01 | $380,000 | 1,448 | 34.8% |
| 729 JOHNSON DR | 2025-12 | $250,000 | 1,520 | 45.6% |
| 402 W BAYVIEW AVE | 2025-06 | $336,000 | 1,568 | 46.5% |
| 829 CEDAR LANE | 2026-05 | $130,000 | 1,520 | 72.5% |
| 1305 LINCOLN AVE | 2025-10 | $250,000 | 1,677 | 53.3% |
| 301 SHEFFIELD AVE | 2025-05 | $230,000 | 1,220 | 47.9% |
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