The Fair Share Report
21 Twenty First Ave
Berkeley, NJ 08752
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 $521,513 – $662,079, 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 $610,078 home should be assessed near $323,036.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $392,564 above what the ratio math suggests (121.5%).
Step 4 · The tax rate — same for every Berkeley home
$1.213 Schools · 47% $0.582 County · 22% $0.795 Town · 31%
This home's own bill implies $2.555 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Berkeley sale · assessed ÷ market
30%143%
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 $10,167/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 535 EASTERN BLVD | 2025-12 | $580,000 | 1,976 | 46.8% |
| 28 DOLPHIN CIRCLE WEST | 2025-06 | $580,000 | 2,084 | 48.4% |
| 70 BRIDLE PATH | 2025-06 | $689,000 | 2,201 | 45.9% |
| 13 SKIMMER LANE | 2026-03 | $490,000 | 2,004 | 53.1% |
| 14 OSPREY LANE | 2025-07 | $540,000 | 2,004 | 55.3% |
| 6 OSPREY LANE | 2025-06 | $520,000 | 2,004 | 49.6% |
| 1 OSPREY LANE | 2025-04 | $660,000 | 2,004 | 45.2% |
| 234 SECOND AVE | 2025-12 | $589,000 | 2,049 | 48.4% |
| 281 EVERGREEN DR | 2026-04 | $1,200,000 | 2,237 | 47.1% |
| 12 BRIDLE PATH | 2025-09 | $715,000 | 2,201 | 48.4% |
| 96 BRIDLE PATH | 2025-09 | $700,000 | 2,276 | 49.9% |
| 4 BRANCHWOOD PL | 2026-05 | $640,000 | 1,890 | 51.8% |
Is this your house?
Run your own report →