The Fair Share Report
81 E 10th 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 $175,381 – $454,684, 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 $342,940 home should be assessed near $177,437.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $223,263 above what the ratio math suggests (125.8%).
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 $2.334 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
74%234%
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 $12,295/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 165 ERIAL RD | 2025-01 | $150,000 | 2,052 | 155.5% |
| 41 E 11TH AVE | 2025-05 | $317,000 | 1,794 | 97.2% |
| 10 MASON CT | 2026-04 | $270,000 | 2,231 | 126.2% |
| 6 MASON COURT | 2026-04 | $402,000 | 2,216 | 80.6% |
| 105 FRANKLIN AVE | 2025-01 | $365,000 | 2,184 | 97.4% |
| 116 E CLEARVIEW AVE | 2025-04 | $390,000 | 1,750 | 95.1% |
| 103 E 13TH AVE | 2025-02 | $305,000 | 1,400 | 98.3% |
| 15 E 8TH AVE | 2025-05 | $150,000 | 2,131 | 230.6% |
| 6 FRANKLIN AVE | 2025-04 | $276,262 | 1,848 | 129.6% |
| 16 E 7TH AVE | 2026-02 | $190,000 | 1,699 | 157.2% |
| 300 TURNERVILLE RD | 2026-03 | $345,000 | 1,576 | 99.7% |
| 55 E 8TH AVE | 2025-03 | $337,500 | 1,836 | 106.0% |
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