The Fair Share Report
115 Cypress Ln
Berkeley, NJ 07086
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 $280,193 – $382,658, 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 $337,118 home should be assessed near $178,504.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $195,496 above what the ratio math suggests (109.5%).
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
30%139%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (60.89%) — roughly $5,063/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 327 HAYES AVE | 2025-04 | $480,000 | 1,368 | 44.2% |
| 88 SCARBOROUGH PL | 2025-08 | $292,000 | 1,440 | 50.6% |
| 9 CHARLOTTEVILLE DR S | 2026-05 | $327,000 | 1,356 | 39.4% |
| 5 OXFORD DR | 2025-06 | $385,000 | 1,404 | 60.9% |
| 26 FT DE FRANCE AVE | 2026-02 | $350,000 | 1,440 | 43.8% |
| 119 BARBADOS DR SOUTH | 2025-12 | $359,000 | 1,440 | 38.4% |
| 175 FT DE FRANCE AVE | 2025-12 | $300,000 | 1,440 | 110.0% |
| 62 BARBADOS DR SOUTH | 2025-09 | $300,000 | 1,440 | 40.2% |
| 1 MARGARITA ST | 2025-08 | $357,000 | 1,440 | 37.6% |
| 62 BARBADOS DR SOUTH | 2025-08 | $235,000 | 1,440 | 51.3% |
| 174 FT DE FRANCE AVE | 2025-03 | $375,000 | 1,440 | 37.2% |
| 14 SCARBOROUGH PL | 2025-01 | $390,000 | 1,440 | 38.9% |
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