The Fair Share Report
22 Ocean Ave
Berkeley, NJ 08831
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 $378,457 – $575,469, 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 $491,804 home should be assessed near $260,410.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $464,190 above what the ratio math suggests (178.3%).
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
30%197%
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 $12,023/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 417 RIVERSIDE DR | 2025-01 | $380,000 | 1,658 | 62.5% |
| 830 ROUTE 9 | 2025-07 | $395,000 | 1,736 | 61.8% |
| 221 RIVERSIDE DR | 2025-12 | $400,000 | 1,798 | 54.0% |
| 71 RONALD AVE SOUTH | 2026-06 | $850,000 | 1,766 | 41.8% |
| 210 MIDWAY AVE | 2026-04 | $1,200,000 | 1,740 | 36.0% |
| 89 OCEAN GATE AVE | 2025-03 | $730,000 | 1,740 | 52.7% |
| 96 OCEAN AVE | 2025-02 | $1,700,000 | 1,600 | 43.0% |
| 38 BELMONT AVE | 2025-12 | $495,000 | 1,736 | 51.8% |
| 318 BAY BLVD | 2025-05 | $493,500 | 1,746 | 47.2% |
| 4 RAVENNA CT | 2026-05 | $376,000 | 1,734 | 42.5% |
| 37 BUTLER AVE | 2026-03 | $415,000 | 1,732 | 47.3% |
| 501 EASTERN BLVD | 2025-03 | $560,000 | 1,732 | 49.6% |
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