The Fair Share Report
16 Monaco 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 $267,959 – $366,981, 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 $307,413 home should be assessed near $162,775.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $35,475 below what the ratio math suggests (21.8%).
Step 4 · The tax rate — same for every Berkeley home
$1.213 Schools · 47% $0.582 County · 22% $0.795 Town · 31%
This home's own bill implies $2.394 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Berkeley sale · assessed ÷ market
29%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 |
|---|---|---|---|---|
| 211 BONAIRE DR | 2026-05 | $305,000 | 1,264 | 37.4% |
| 16 PAVILION ST | 2025-11 | $335,000 | 1,264 | 34.4% |
| 7 LE DIAMANT ST | 2025-10 | $300,000 | 1,264 | 42.9% |
| 97 LIBERTA DR | 2025-08 | $355,000 | 1,264 | 50.3% |
| 24 INNSBRUCK DR | 2025-08 | $410,000 | 1,264 | 43.5% |
| 4 PUERTO VALLARTA ST | 2026-03 | $295,000 | 1,232 | 42.3% |
| 193 BIABOU DR | 2026-03 | $342,500 | 1,232 | 33.1% |
| 8 TIJUANA CT | 2026-02 | $260,000 | 1,232 | 45.6% |
| 7 TIJUANA CT | 2025-11 | $270,000 | 1,232 | 44.8% |
| 171 BIABOU DR | 2025-10 | $375,000 | 1,232 | 45.7% |
| 8 VERA CRUZ CT | 2025-10 | $300,000 | 1,232 | 42.5% |
| 14 TIJUANA CT | 2025-08 | $265,000 | 1,232 | 43.4% |
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