The Fair Share Report
82 E 12th 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 $246,692 – $355,132, 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 $320,735 home should be assessed near $165,948.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $86,052 above what the ratio math suggests (51.9%).
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 $2.562 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
66%130%
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 $4,739/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 4 MASON COURT | 2026-04 | $319,000 | 1,287 | 90.5% |
| 85 W 1ST AVE (REAR) | 2025-05 | $295,000 | 1,400 | 95.9% |
| 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% |
| 705 W BRANCH AVE | 2025-05 | $358,000 | 1,214 | 79.9% |
| 29 SHERI WAY | 2026-02 | $389,000 | 1,448 | 89.7% |
| 117 E 12TH AVE | 2025-04 | $300,000 | 1,092 | 79.1% |
| 25 MADISON AVE | 2025-03 | $325,000 | 1,269 | 92.0% |
| 16 E WOODBURN AVE | 2026-01 | $210,000 | 1,092 | 118.0% |
| 33 MAC KNIGHT DR | 2026-04 | $315,000 | 1,400 | 85.5% |
| 9 MONROE COURT | 2025-05 | $355,000 | 1,384 | 91.7% |
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