The Fair Share Report
2 Dune Dr
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 $247,420 – $434,549, 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 $304,066 home should be assessed near $161,003.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $372,197 above what the ratio math suggests (231.2%).
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%221%
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 $9,640/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 33 WHITMORE DR | 2026-03 | $255,000 | 1,340 | 51.8% |
| 33 PIROGUE ST | 2026-03 | $255,000 | 1,364 | 47.0% |
| 2 HYANNIS ST | 2026-04 | $307,000 | 1,328 | 40.5% |
| 94 HYANNIS ST | 2025-02 | $220,000 | 1,328 | 81.6% |
| 5 SHEEPSHEAD DR | 2026-05 | $440,000 | 1,340 | 33.7% |
| 194 PORT ROYAL DR | 2026-06 | $420,000 | 1,364 | 28.7% |
| 154 BONAIRE DR | 2026-03 | $400,000 | 1,364 | 34.3% |
| 2 SEVILLE PL | 2026-02 | $300,000 | 1,364 | 40.5% |
| 119 HYANNIS ST | 2025-09 | $262,000 | 1,364 | 47.7% |
| 133 BONAIRE DR | 2025-07 | $140,000 | 1,364 | 92.6% |
| 23 SANTA FE CT | 2025-06 | $415,000 | 1,364 | 44.0% |
| 15 AZTEC CT | 2025-11 | $425,000 | 1,328 | 29.9% |
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