The Fair Share Report
254 Cedar 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 $500,165 – $881,618, 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 $603,323 home should be assessed near $319,460.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $148,540 above what the ratio math suggests (46.5%).
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%99%
A touch high — worth watching
This home's ratio sits above most of Berkeley, but doesn't clear NJ's legal appeal line (60.89%).
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% |
| 7 ALBATROSS PT | 2026-03 | $820,000 | 2,277 | 47.9% |
| 295 ALLEN RD | 2025-10 | $885,000 | 2,310 | 60.2% |
| 55 BUTLER AVE | 2025-03 | $475,000 | 2,532 | 54.0% |
| 142 BUTLER BLVD | 2025-04 | $555,000 | 2,408 | 43.4% |
| 102 SYLVAN LAKE BLVD | 2025-07 | $525,000 | 2,540 | 51.1% |
| 71 TOP SAIL CT | 2025-08 | $856,000 | 2,285 | 55.2% |
| 51 AMHERST DR | 2025-08 | $950,000 | 2,400 | 56.2% |
| 361 EASTERN BLVD | 2025-05 | $620,000 | 2,574 | 56.5% |
| 267 CYPRESS DR | 2025-08 | $1,151,500 | 2,418 | 48.4% |
| 13 SKIMMER LANE | 2026-03 | $490,000 | 2,004 | 53.1% |
| 14 OSPREY LANE | 2025-07 | $540,000 | 2,004 | 55.3% |
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