The Fair Share Report
21 Berkeley Rd
Millburn, NJ 07041
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 $1,333,368 – $1,755,973, from 12 comparable Millburn 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 Millburn assessments sit below market value — republished every October, applied town-wide. A $1,705,469 home should be assessed near $1,194,169.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $391,569 below what the ratio math suggests (32.8%).
Step 4 · The tax rate — same for every Millburn home
$1.033 Schools · 51% $0.453 County · 22% $0.532 Town · 26%
Step 5 · The bill
This home vs. every recent Millburn sale · assessed ÷ market
40%86%
Paying about right
This home's ratio lands inside Millburn'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 |
|---|---|---|---|---|
| 59 CHURCH STREET | 2025-09 | $1,100,000 | 2,174 | 54.8% |
| 34 PINE TERRACE EAST | 2025-06 | $1,250,000 | 2,324 | 67.4% |
| 110 WELLINGTON AVENUE | 2025-06 | $1,600,000 | 2,075 | 56.9% |
| 20 BODWELL TERRACE | 2025-07 | $1,225,000 | 2,266 | 67.8% |
| 86 ELM STREET | 2025-05 | $1,910,000 | 2,464 | 49.8% |
| 45 MOUNTAINVIEW ROAD | 2025-11 | $1,810,000 | 2,363 | 51.4% |
| 105 MOUNTAINVIEW ROAD | 2025-10 | $1,300,000 | 2,108 | 59.2% |
| 19 HAWTHORNE ROAD | 2026-01 | $1,975,000 | 2,542 | 65.0% |
| 29 SOUTH MOUNTAIN ROAD | 2026-04 | $1,836,000 | 2,556 | 44.1% |
| 62 WHITTINGHAM TERRACE | 2025-04 | $1,500,000 | 1,993 | 56.8% |
| 20 INWOOD ROAD | 2025-05 | $1,820,000 | 2,370 | 56.6% |
| 29 MAPLE TERRACE | 2025-08 | $1,700,000 | 2,639 | 49.0% |
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