The Fair Share Report
196 Central Ave
Berkeley, NJ 07436
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 $306,486 – $485,892, 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 $366,981 home should be assessed near $194,316.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $12,584 above what the ratio math suggests (6.5%).
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%73%
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 |
|---|---|---|---|---|
| 15 BUCKLEY LN | 2026-06 | $370,000 | 858 | 46.3% |
| 601 MAIN ST | 2025-11 | $285,000 | 768 | 63.0% |
| 55 SECOND AVE | 2025-05 | $275,000 | 864 | 37.0% |
| 293 BRICK AVE | 2025-09 | $405,000 | 898 | 46.3% |
| 74 SECOND AVE | 2026-05 | $260,000 | 800 | 40.9% |
| 615 RIVERSIDE DR | 2025-12 | $425,000 | 922 | 36.5% |
| 231 BUTLER BLVD | 2025-12 | $480,000 | 775 | 60.1% |
| 12 LAWRENCE AVE | 2025-06 | $335,000 | 822 | 57.5% |
| 227 BUTLER BLVD | 2025-07 | $500,000 | 828 | 46.7% |
| 27 SYLVAN LAKE BLVD | 2026-06 | $350,550 | 880 | 52.0% |
| 46 PHEASANT DR | 2025-01 | $299,500 | 880 | 69.2% |
| 597 ROUTE 9 | 2025-07 | $300,000 | 783 | 81.3% |
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