The Fair Share Report
21 Redlands Ct
Berkeley, NJ 08757
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 $250,000 – $342,500, from 12 comparable Berkeley sales in the past 18 months, at this home's 1,232 sq ft.
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 $299,000 home should be assessed near $158,321.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $42,221 below what the ratio math suggests (26.7%).
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
28%68%
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 |
|---|---|---|---|---|
| 419 COSTA MESA DR | 2026-04 | $299,000 | 1,232 | 41.2% |
| 7 BORDEAUX CT | 2025-06 | $220,000 | 1,232 | 74.6% |
| 28 BAHAMIA DR | 2025-09 | $400,000 | 1,232 | 30.9% |
| 2108 CENTRAL AVE 10 | 2025-08 | $649,000 | 1,225 | 42.9% |
| 193 BIABOU DR | 2026-03 | $342,500 | 1,232 | 33.1% |
| 38 WOODSTOCK DR | 2026-01 | $273,000 | 1,232 | 56.1% |
| 1 DAWN WAY | 2026-01 | $240,000 | 1,232 | 62.4% |
| 32 PARADISE BLVD | 2025-08 | $330,000 | 1,232 | 40.1% |
| 102 BIMINI DR | 2025-05 | $250,000 | 1,232 | 49.4% |
| 34 CHESTERFIELD LN | 2025-03 | $323,000 | 1,232 | 47.2% |
| 21 DORAL DR | 2025-11 | $379,900 | 1,232 | 44.7% |
| 16 MIRADOR CT | 2026-04 | $335,000 | 1,232 | 46.3% |
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