The Fair Share Report
245 Twenty Third Ave
Berkeley, NJ 07436
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 $434,113 – $774,921, 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 $562,365 home should be assessed near $297,772.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $233,528 above what the ratio math suggests (78.4%).
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%128%
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 $6,048/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 26 SWINDON CT | 2025-05 | $478,000 | 2,198 | 45.7% |
| 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% |
| 1025 BAYVIEW AVE | 2025-10 | $751,000 | 1,931 | 75.8% |
| 187 PRINCE CHARLES DR | 2025-08 | $380,000 | 1,749 | 14.3% |
| 3 DRAKE DR | 2025-09 | $670,000 | 1,884 | 59.9% |
| 7 ALBATROSS PT | 2026-03 | $820,000 | 2,277 | 47.9% |
| 12 CARLYLE DR | 2025-07 | $700,000 | 1,970 | 79.0% |
| 142 BUTLER BLVD | 2025-04 | $555,000 | 2,408 | 43.4% |
| 329 BAYVIEW AVE | 2025-01 | $980,000 | 1,898 | 54.1% |
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