175 Arbor Cir

Step 1 · Market value

Likely range $639,119 – $861,382, from 12 comparable Bernards 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 Bernards assessments sit below market value — republished every October, applied town-wide. A $772,951 home should be assessed near $735,231.

Step 3 · Assessed value

Set at the last town-wide revaluation and mostly frozen since. That's $79,331 below what the ratio math suggests (10.8%).

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 $1.617 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

71%108%

The evidence · comparable sales (SR1A usable-sale records)