The Fair Share Report
24 Dune Dr
Berkeley, NJ 08721
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 $710,197 – $821,937, 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 $750,004 home should be assessed near $397,127.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $197,873 above what the ratio math suggests (49.8%).
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%89%
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 $5,125/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 24 SYMPHONY AVE | 2026-01 | $440,000 | 2,808 | 63.0% |
| 3 DALE CT | 2025-03 | $735,000 | 2,848 | 58.5% |
| 14 BRITTANY DR | 2025-11 | $759,500 | 2,874 | 48.9% |
| 48 TIMBERLINE RD | 2025-04 | $595,000 | 2,867 | 66.2% |
| 26 BOWSPRIT DR | 2025-12 | $1,090,000 | 2,806 | 54.4% |
| 27 BOWSPRIT DR | 2025-01 | $995,000 | 2,822 | 60.3% |
| 17 JIBSAIL DR | 2025-10 | $939,000 | 2,778 | 56.4% |
| 46 TIMBERLINE RD | 2025-08 | $637,000 | 2,906 | 59.1% |
| 25 STOLLMAN ST | 2026-04 | $775,000 | 2,723 | 49.7% |
| 129 MANHATTAN AVE | 2026-05 | $750,000 | 2,792 | 52.2% |
| 301 HOOVER AVE | 2026-06 | $740,000 | 2,811 | 50.9% |
| 16 COLTON CT | 2025-06 | $750,000 | 2,914 | 53.7% |
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