The Fair Share Report
910 E Oak Rd
Vineland, NJ 08360
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 $434,941 – $517,475, from 12 comparable Vineland sales in the past 18 months, at this home's 3,171 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Vineland assessments sit below market value — republished every October, applied town-wide. A $495,572 home should be assessed near $307,750.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $106,050 below what the ratio math suggests (34.5%).
Step 4 · The tax rate — same for every Vineland home
$0.860 Schools · 26% $1.284 County · 39% $1.162 Town · 35%
Step 5 · The bill
This home vs. every recent Vineland sale · assessed ÷ market
34%77%
Paying about right
This home's ratio lands inside Vineland'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 |
|---|---|---|---|---|
| 89 EASTWOOD DR | 2025-08 | $500,000 | 3,276 | 61.9% |
| 1737 PATS LN | 2026-04 | $505,000 | 2,967 | 56.1% |
| 271 BEACON AVE | 2026-05 | $485,000 | 2,972 | 49.4% |
| 2965 WYNNEWOOD DR | 2025-10 | $485,000 | 3,139 | 47.3% |
| 983 MAGNOLIA RD | 2025-08 | $485,000 | 3,060 | 46.8% |
| 111 EASTWOOD DR | 2025-03 | $400,000 | 2,954 | 64.0% |
| 2281 BROOKFIELD ST | 2025-08 | $449,000 | 2,873 | 56.3% |
| 2451 MAGNOLIA RD | 2025-02 | $462,000 | 3,651 | 59.4% |
| 3066 SWAN DR | 2025-09 | $455,000 | 2,802 | 40.7% |
| 2811 BRYANT ST | 2025-10 | $335,000 | 3,512 | 79.4% |
| 970 VENEZIA AVE | 2025-11 | $515,900 | 3,204 | 45.5% |
| 1808 GREENWILLOWS DR | 2025-03 | $406,000 | 2,960 | 51.0% |
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