The Fair Share Report
11 Nelson Ct
Berkeley, NJ 08753
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 $250,915 – $333,256, from 12 comparable Berkeley 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 Berkeley assessments sit below market value — republished every October, applied town-wide. A $273,944 home should be assessed near $145,053.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $31,453 below what the ratio math suggests (21.7%).
Step 4 · The tax rate — same for every Berkeley home
$1.213 Schools · 47% $0.582 County · 22% $0.795 Town · 31%
Step 5 · The bill
This home vs. every recent Berkeley sale · assessed ÷ market
29%68%
Paying about right
This home's ratio lands inside Berkeley'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 |
|---|---|---|---|---|
| 38 ETON RD | 2026-03 | $265,000 | 1,201 | 43.5% |
| 80 WESTBROOK DR | 2025-09 | $220,000 | 1,210 | 104.4% |
| 113 BIABOU DR | 2026-05 | $350,000 | 1,232 | 39.9% |
| 2 CORINTH PL | 2025-12 | $350,000 | 1,232 | 33.7% |
| 2 VAN GOGH ST | 2025-11 | $263,000 | 1,232 | 44.0% |
| 20 LIBERTA DR | 2025-08 | $280,000 | 1,232 | 43.0% |
| 30 ELDORADO ST | 2025-05 | $324,000 | 1,232 | 37.2% |
| 267 CHARLOTTEVILLE DR N | 2025-01 | $279,000 | 1,214 | 41.9% |
| 12 NORFOLK DR | 2025-06 | $230,000 | 1,157 | 45.4% |
| 13 SHAW CT | 2026-02 | $291,000 | 1,229 | 45.5% |
| 260 PORT ROYAL DR | 2026-06 | $212,500 | 1,232 | 56.2% |
| 60 BIABOU DR | 2026-05 | $320,000 | 1,232 | 35.3% |
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