The Fair Share Report
18 Acken Rd
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 $431,247 – $587,285, 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 $491,050 home should be assessed near $467,087.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $150,613 above what the ratio math suggests (32.2%).
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 $1.583 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%149%
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 $2,541/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 117 W OAK ST | 2025-04 | $601,000 | 1,296 | 98.8% |
| 212 W OAK ST | 2026-05 | $590,000 | 1,326 | 88.4% |
| 506 LYONS RD | 2026-05 | $688,300 | 1,648 | 93.1% |
| 2405 PRIVET WAY | 2026-02 | $450,000 | 1,313 | 91.0% |
| 2305 PRIVET WAY | 2026-01 | $405,000 | 1,313 | 98.8% |
| 3106 HEMLOCK PL | 2025-04 | $405,000 | 1,313 | 99.9% |
| 2206 PRIVET WAY | 2025-02 | $465,000 | 1,313 | 96.2% |
| 230 ARROWOOD WAY | 2026-06 | $615,000 | 1,357 | 90.1% |
| 85 SYCAMORE CT | 2026-04 | $586,500 | 1,357 | 97.2% |
| 217 ARROWOOD WAY | 2025-03 | $551,000 | 1,357 | 97.0% |
| 16 LEE PL | 2025-05 | $555,000 | 960 | 91.1% |
| 168 POTOMAC DR | 2026-06 | $400,000 | 1,200 | 109.3% |
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