The Fair Share Report
116 Cypress Ln
Berkeley, NJ 08721
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 $479,569 – $815,171, from 12 comparable Berkeley sales in the past 18 months, at this home's 2,096 sq ft.
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 $626,693 home should be assessed near $331,834.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $199,866 above what the ratio math suggests (60.2%).
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%116%
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 $5,177/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 202 BAY CT | 2025-09 | $812,500 | 2,114 | 56.2% |
| 114 DRIFTWOOD DR | 2026-04 | $405,000 | 2,034 | 53.4% |
| 12 BRENTWOOD DR | 2025-02 | $580,000 | 2,061 | 50.2% |
| 26 SWINDON CT | 2025-05 | $478,000 | 2,198 | 45.7% |
| 6 TRAVELER WAY | 2025-10 | $820,000 | 1,955 | 51.8% |
| 96 BEACH DR | 2025-10 | $810,000 | 2,097 | 43.8% |
| 259 CYPRESS DR | 2025-08 | $900,000 | 2,042 | 51.1% |
| 220 EDWARD AVE | 2026-02 | $595,000 | 1,990 | 42.3% |
| 7 COLTON CT | 2025-06 | $510,000 | 2,229 | 68.3% |
| 3 STARFISH CT | 2026-06 | $425,000 | 1,904 | 50.0% |
| 1025 BAYVIEW AVE | 2025-10 | $751,000 | 1,931 | 75.8% |
| 329 BAYVIEW AVE | 2025-01 | $980,000 | 1,898 | 54.1% |
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