The Fair Share Report
8 E 2nd Ave
Pine Hill, NJ 08021
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 $193,624 – $356,566, from 12 comparable Pine Hill 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 Pine Hill assessments sit below market value — republished every October, applied town-wide. A $273,846 home should be assessed near $141,688.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $105,612 above what the ratio math suggests (74.5%).
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 $2.509 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
64%133%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (59.50%) — roughly $5,816/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1604 ERIAL RD | 2026-03 | $365,000 | 1,241 | 104.8% |
| 6 E 8TH AVE | 2026-02 | $135,000 | 1,176 | 157.6% |
| 103 E 13TH AVE | 2025-02 | $305,000 | 1,400 | 98.3% |
| 34 E 10TH AVE | 2026-04 | $265,000 | 984 | 92.2% |
| 27 OSBORNE AVE | 2025-05 | $335,000 | 1,332 | 94.6% |
| 16 E 7TH AVE | 2026-02 | $190,000 | 1,699 | 157.2% |
| 108 E 12TH AVE | 2026-01 | $270,000 | 1,230 | 87.8% |
| 5106 TALL PINES | 2026-05 | $270,000 | 1,280 | 69.3% |
| 3001 TALL PINES | 2026-03 | $260,000 | 1,280 | 72.0% |
| 3204 TALL PINES | 2025-01 | $185,000 | 1,280 | 85.5% |
| 12 W 8TH AVE | 2025-03 | $325,000 | 1,678 | 99.6% |
| 33 E CLEARVIEW AVE | 2025-05 | $326,500 | 1,208 | 82.8% |
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