The Fair Share Report
91 Mill Stream 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 $252,020 – $296,020, 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 $282,141 home should be assessed near $145,980.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $125,020 above what the ratio math suggests (85.6%).
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 $2.801 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%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 $6,885/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 62 GRANT LANE | 2026-02 | $270,000 | 1,360 | 95.3% |
| 45 PLAYER'S LANE | 2025-01 | $280,000 | 1,504 | 95.1% |
| 91 GRANT LANE | 2025-01 | $252,000 | 1,360 | 102.4% |
| 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% |
| 2 LINCOLN LANE | 2025-04 | $271,000 | 1,240 | 92.7% |
| 2801 TALL PINES | 2025-05 | $226,000 | 1,200 | 79.9% |
| 3505 TALL PINES | 2025-04 | $240,000 | 1,200 | 75.1% |
| 5 GRANT LANE | 2025-01 | $263,000 | 1,240 | 94.6% |
| 85 W 1ST AVE (REAR) | 2025-05 | $295,000 | 1,400 | 95.9% |
| 705 W BRANCH AVE | 2025-05 | $358,000 | 1,214 | 79.9% |
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