The Fair Share Report
21 Forest Trl
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 $496,749 – $717,203, 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 $563,694 home should be assessed near $536,186.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $193,014 above what the ratio math suggests (36.0%).
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 $1.582 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%152%
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 $3,256/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 87 COUNTRYSIDE DR | 2025-05 | $505,000 | 1,556 | 96.3% |
| 10 COUNTRYSIDE DR | 2025-05 | $495,000 | 1,534 | 94.2% |
| 110 VILLAGE DR | 2026-05 | $554,000 | 1,578 | 87.7% |
| 3 VILLAGE DR | 2026-05 | $550,000 | 1,578 | 94.4% |
| 19 S ALWARD AVE | 2025-04 | $810,000 | 1,660 | 93.7% |
| 67 WOODWARD LN | 2026-02 | $492,000 | 1,596 | 98.8% |
| 408 PENNS WAY | 2025-06 | $517,500 | 1,596 | 91.5% |
| 212 W OAK ST | 2026-05 | $590,000 | 1,326 | 88.4% |
| 10 VALLEY VIEW DR | 2025-03 | $565,000 | 1,664 | 95.8% |
| 494 KING GEORGE RD | 2026-05 | $570,000 | 1,572 | 95.9% |
| 63 ASPEN DR | 2025-06 | $555,555 | 1,443 | 97.7% |
| 62 ASPEN DR | 2025-04 | $592,000 | 1,443 | 85.4% |
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