The Fair Share Report
86 Estates Rd
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 $222,046 – $378,496, 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 $266,097 home should be assessed near $137,679.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $214,221 above what the ratio math suggests (155.6%).
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 $2.040 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%164%
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 $11,797/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 17 FRANKLIN AVE | 2026-05 | $350,000 | 1,760 | 100.1% |
| 2804 BROMLEY ESTATES | 2026-05 | $170,000 | 1,646 | 92.7% |
| 1502 BROMLEY ESTATES | 2026-02 | $140,000 | 1,646 | 114.5% |
| 136 BRAMAU AVE | 2025-05 | $300,000 | 1,668 | 101.2% |
| 6 FRANKLIN AVE | 2025-04 | $276,262 | 1,848 | 129.6% |
| 55 E 8TH AVE | 2025-03 | $337,500 | 1,836 | 106.0% |
| 3002 TALL PINES | 2025-01 | $230,000 | 1,716 | 87.0% |
| 804 MASON RUN | 2026-04 | $220,000 | 1,536 | 82.3% |
| 407 MASON RUN | 2026-04 | $199,900 | 1,536 | 88.1% |
| 1005 MASON RUN | 2025-05 | $200,000 | 1,536 | 89.0% |
| 705 MASON RUN | 2025-04 | $142,500 | 1,536 | 130.7% |
| 205 FRANKLIN AVE | 2026-02 | $380,000 | 1,960 | 98.5% |
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