The Fair Share Report
116 Willow St
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 $378,206 – $741,360, 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 $558,133 home should be assessed near $295,531.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $80,369 above what the ratio math suggests (27.2%).
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%105%
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 |
|---|---|---|---|---|
| 68 MALLARD RD | 2025-03 | $405,000 | 2,050 | 58.8% |
| 217 NO BAY DR | 2025-12 | $635,000 | 1,910 | 57.2% |
| 12 CARLYLE DR | 2025-07 | $700,000 | 1,970 | 79.0% |
| 254 BUTLER BLVD | 2025-08 | $625,000 | 1,968 | 58.4% |
| 69 MALLARD RD | 2025-12 | $470,000 | 1,814 | 57.1% |
| 65 NORTH ISLAND RD | 2025-11 | $830,000 | 2,285 | 51.4% |
| 3 DRAKE DR | 2025-09 | $670,000 | 1,884 | 59.9% |
| 170 STATION RD | 2025-05 | $360,000 | 1,780 | 65.4% |
| 13 CANARIES CT | 2025-08 | $490,000 | 1,762 | 34.4% |
| 1025 BAYVIEW AVE | 2025-10 | $751,000 | 1,931 | 75.8% |
| 9 COVE RD W | 2025-06 | $699,900 | 2,376 | 53.1% |
| 182 FT DE FRANCE AVE | 2025-05 | $315,000 | 1,710 | 145.7% |
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