The Fair Share Report
9 E Wright St
Pleasantville, NJ 08232
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 $167,602 – $258,990, from 12 comparable Pleasantville 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 Pleasantville assessments sit below market value — republished every October, applied town-wide. A $243,671 home should be assessed near $140,452.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $45,352 below what the ratio math suggests (32.3%).
Step 4 · The tax rate — same for every Pleasantville home
$1.301 Schools · 24% $0.668 County · 12% $3.452 Town · 64%
Step 5 · The bill
This home vs. every recent Pleasantville sale · assessed ÷ market
27%74%
Paying about right
This home's ratio lands inside Pleasantville's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 28 TUNIS AVE | 2025-04 | $285,000 | 1,311 | 36.2% |
| 135 W EDGEWATER AVE | 2025-11 | $180,000 | 1,250 | 66.7% |
| 419 S EDGELEY AVE | 2025-01 | $185,000 | 1,238 | 45.5% |
| 1021 NEUMARK AVE | 2025-04 | $162,000 | 1,234 | 67.8% |
| 21 W MULBERRY AVE | 2025-12 | $255,000 | 1,206 | 40.9% |
| 1139 MCCONNELL DR | 2025-08 | $270,000 | 1,304 | 46.3% |
| 1046 KLINE AVE | 2026-05 | $190,000 | 1,191 | 52.2% |
| 11 OAKLAND AVE | 2025-09 | $250,000 | 1,229 | 38.2% |
| 1308 N MAIN ST | 2025-02 | $248,000 | 1,200 | 40.4% |
| 328 W WRIGHT ST | 2025-06 | $200,000 | 1,022 | 50.2% |
| 30 E BAYVIEW AVE | 2026-04 | $230,000 | 1,266 | 48.5% |
| 45 E GREENFIELD AVE | 2025-11 | $180,000 | 1,296 | 56.1% |
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