The Fair Share Report
1 Cherry Ln
Bernards, NJ 07920
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Bernards's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $700,764 – $986,699, from 12 comparable Bernards 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 Bernards assessments sit below market value — republished every October, applied town-wide. A $850,901 home should be assessed near $809,377.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $103,623 above what the ratio math suggests (12.8%).
Step 4 · The tax rate — same for every Bernards home
$1.095 Schools · 65% $0.308 County · 18% $0.285 Town · 17%
This home's own bill implies $1.612 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Bernards sale · assessed ÷ market
80%136%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 4 VAN DORN RD | 2025-01 | $920,000 | 2,184 | 96.2% |
| 8 BEECHWOOD RD | 2026-06 | $1,000,000 | 2,060 | 77.0% |
| 247 LYONS RD | 2026-03 | $920,000 | 1,972 | 93.0% |
| 47 FIELDSTONE DR | 2025-04 | $1,355,000 | 2,436 | 85.2% |
| 81 ATLAS RD | 2026-05 | $1,230,000 | 2,455 | 90.1% |
| 1 BRADFORD LN | 2026-04 | $900,000 | 1,994 | 82.0% |
| 10 NANCY LN | 2025-04 | $650,000 | 1,792 | 93.8% |
| 35 ROBERTS CIR | 2026-04 | $727,000 | 2,022 | 86.0% |
| 128 SUNSET LN | 2025-06 | $875,000 | 1,804 | 90.6% |
| 3 FAIRBANKS LN | 2025-02 | $695,000 | 2,096 | 90.3% |
| 14 BRADFORD LN | 2026-04 | $935,000 | 2,108 | 88.5% |
| 9 DEERFIELD CT | 2025-05 | $870,000 | 2,108 | 95.2% |
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