The Fair Share Report
21 Montclair Ave
Berlin, NJ 08043
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 $343,352 – $423,700, from 12 comparable Berlin 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 Berlin assessments sit below market value — republished every October, applied town-wide. A $357,233 home should be assessed near $237,739.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $43,439 below what the ratio math suggests (18.3%).
Step 4 · The tax rate — same for every Berlin home
$1.813 Schools · 52% $0.779 County · 22% $0.879 Town · 25%
Step 5 · The bill
This home vs. every recent Berlin sale · assessed ÷ market
40%82%
Paying about right
This home's ratio lands inside Berlin'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 |
|---|---|---|---|---|
| 122 WILSON LANE | 2026-02 | $345,000 | 1,548 | 59.0% |
| 8 BRYCE ROAD | 2025-11 | $335,000 | 1,529 | 67.3% |
| 3 CARRIAGE STOP DRIVE | 2026-02 | $330,000 | 1,451 | 54.8% |
| 41 ZION DRIVE | 2026-05 | $375,000 | 1,534 | 56.5% |
| 53 GLACIER DRIVE | 2026-04 | $415,000 | 1,534 | 49.7% |
| 55 GLACIER DRIVE | 2026-02 | $250,000 | 1,534 | 79.9% |
| 67 GLACIER DRIVE | 2026-01 | $360,000 | 1,596 | 57.8% |
| 57 JEFFERSON AVENUE | 2025-02 | $430,000 | 1,540 | 56.7% |
| 15 CARRIAGE STOP DRIVE | 2025-06 | $413,000 | 1,770 | 49.0% |
| 26 CARRIAGE STOP DRIVE | 2025-12 | $360,000 | 1,302 | 48.4% |
| 49 ROOSEVELT BLVD | 2025-06 | $380,000 | 1,548 | 50.6% |
| 26 GLACIER DRIVE | 2026-03 | $370,000 | 1,534 | 54.9% |
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