The Fair Share Report
12 Nelson Ct
Berkeley, NJ 08757
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 $333,133 – $463,826, from 12 comparable Berkeley sales in the past 18 months, at this home's 1,580 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 $366,495 home should be assessed near $194,059.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $7,759 below what the ratio math suggests (4.0%).
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%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 |
|---|---|---|---|---|
| 24 MARACAIBO PL | 2025-12 | $465,000 | 1,584 | 44.6% |
| 66 LIBERTA DR | 2025-12 | $409,900 | 1,608 | 53.3% |
| 24 BIABOU DR | 2025-11 | $215,000 | 1,552 | 59.0% |
| 29 PHEASANT DR | 2025-12 | $515,000 | 1,588 | 53.3% |
| 356 RAILROAD AVE | 2025-10 | $535,000 | 1,636 | 50.8% |
| 10 SEVILLE PL | 2026-05 | $245,000 | 1,531 | 53.0% |
| 82 SCOTT CT | 2026-04 | $530,000 | 1,604 | 44.2% |
| 23 PORT ROYAL DR | 2025-10 | $365,000 | 1,592 | 56.0% |
| 56 HICKORY LN | 2026-05 | $360,000 | 1,552 | 67.7% |
| 13 COBHAM CT | 2025-06 | $412,000 | 1,514 | 29.3% |
| 10 NORFOLK DR | 2025-02 | $300,000 | 1,514 | 63.5% |
| 4 RUTLAND DR | 2026-05 | $315,000 | 1,494 | 38.8% |
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