The Fair Share Report
19 Sand Rd
Berkeley, NJ 08721
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 $301,064 – $453,316, 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 $402,637 home should be assessed near $213,196.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $110,604 above what the ratio math suggests (51.9%).
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%113%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (60.89%) — roughly $2,865/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 43 HARBORAGE AVE | 2025-09 | $340,500 | 1,242 | 57.6% |
| 200 CEYLON AVE | 2026-03 | $420,000 | 1,224 | 62.4% |
| 58 PARK AVE | 2026-06 | $415,000 | 1,248 | 47.1% |
| 91 SHOREWOOD DR | 2025-03 | $300,000 | 1,207 | 72.4% |
| 39 SLOOP CREEK RD | 2026-05 | $465,000 | 1,244 | 54.1% |
| 119 SHERMAN AVE | 2025-01 | $435,000 | 1,200 | 39.2% |
| 40 DOCKAGE RD | 2025-12 | $370,000 | 1,260 | 57.5% |
| 215 LAKEWOOD AVE | 2026-03 | $430,000 | 1,220 | 42.7% |
| 273 EVERGREEN DR | 2026-05 | $890,000 | 1,260 | 52.6% |
| 117 MILL CREEK RD | 2025-09 | $420,000 | 1,282 | 47.9% |
| 613 BAY BLVD | 2025-05 | $321,000 | 1,176 | 54.4% |
| 31 CEDAR RUN RD | 2025-01 | $572,000 | 1,216 | 61.4% |
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