The Fair Share Report
809 D St
Millville, NJ 08332
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 Millville's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $214,398 – $320,992, from 12 comparable Millville 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 Millville assessments sit below market value — republished every October, applied town-wide. A $290,334 home should be assessed near $166,768.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $52,368 below what the ratio math suggests (31.4%).
Step 4 · The tax rate — same for every Millville home
$1.141 Schools · 28% $1.494 County · 37% $1.418 Town · 35%
Step 5 · The bill
This home vs. every recent Millville sale · assessed ÷ market
30%79%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 21 PORRECA DR | 2025-04 | $315,000 | 1,464 | 51.2% |
| 4 N 8TH ST | 2025-09 | $265,000 | 1,394 | 50.6% |
| 801 HEMLOCK DR | 2026-04 | $150,000 | 1,728 | 60.9% |
| 601 N 9TH ST | 2025-01 | $231,960 | 1,268 | 50.5% |
| 464 S 3RD ST | 2025-09 | $177,500 | 1,306 | 58.7% |
| 2405 SHELBURN RD | 2025-01 | $280,000 | 1,264 | 47.7% |
| 811 N 7TH ST | 2026-02 | $260,000 | 1,234 | 53.0% |
| 2132 WHEATON AVE | 2025-06 | $280,000 | 1,264 | 43.8% |
| 1906 E MAIN ST | 2025-11 | $249,900 | 1,267 | 48.0% |
| 2237 N WEDGEWOOD CT | 2025-12 | $300,000 | 1,428 | 53.7% |
| 1717 NEWCOMBTOWN RD | 2026-05 | $300,000 | 1,402 | 53.6% |
| 801 F ST | 2025-06 | $171,500 | 1,176 | 66.9% |
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