The Fair Share Report
87 E 13th 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 $175,214 – $364,701, 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 $218,854 home should be assessed near $113,235.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $183,065 above what the ratio math suggests (161.7%).
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 $2.256 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%175%
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 $10,081/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 103 E 13TH AVE | 2025-02 | $305,000 | 1,400 | 98.3% |
| 300 TURNERVILLE RD | 2026-03 | $345,000 | 1,576 | 99.7% |
| 40 MAC KNIGHT DRIVE | 2026-01 | $399,900 | 1,587 | 91.0% |
| 108 E 12TH AVE | 2026-01 | $270,000 | 1,230 | 87.8% |
| 16 E 7TH AVE | 2026-02 | $190,000 | 1,699 | 157.2% |
| 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% |
| 1 TOMLINSON AVE | 2026-03 | $240,000 | 1,383 | 106.3% |
| 1072 GRANDVIEW DR | 2025-02 | $270,000 | 1,374 | 96.8% |
| 215 ERIAL RD | 2026-05 | $195,000 | 1,161 | 128.1% |
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