The Fair Share Report
128 Sunset Ln
Bernards, NJ 07920
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 $547,359 – $651,444, from 12 comparable Bernards sales in the past 18 months, at this home's 1,804 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Bernards assessments sit below market value — republished every October, applied town-wide. A $589,249 home should be assessed near $560,494.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $232,406 above what the ratio math suggests (41.5%).
Step 4 · The tax rate — same for every Bernards home
$1.095 Schools · 65% $0.308 County · 18% $0.285 Town · 17%
This home's own bill implies $1.461 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Bernards sale · assessed ÷ market
80%150%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $3,921/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 247 LYONS RD | 2026-03 | $920,000 | 1,972 | 93.0% |
| 180 SOMERVILLE RD | 2025-03 | $449,000 | — | 99.7% |
| 7 VALLEY VIEW DR | 2026-06 | $600,000 | 1,816 | 90.5% |
| 28 VALLEY VIEW DR | 2025-04 | $551,000 | 1,816 | 95.7% |
| 333 PENNS WAY | 2026-06 | $545,000 | 1,780 | 94.1% |
| 333 PENNS WAY | 2025-02 | $535,000 | 1,780 | 95.8% |
| 60 WOODWARD LN | 2026-06 | $535,000 | 1,764 | 89.5% |
| 229 ENGLISH PL | 2025-01 | $531,000 | 1,764 | 93.9% |
| 5 VILLAGE DR | 2025-04 | $609,500 | 1,866 | 95.4% |
| 40 MAPLE RUN | 2025-02 | $606,000 | 1,892 | 98.2% |
| 15 DEXTER DR N | 2026-02 | $900,000 | 1,684 | 82.5% |
| 10 VALLEY VIEW DR | 2025-03 | $565,000 | 1,664 | 95.8% |
Is this your house?
Run your own report →