The Fair Share Report
255 Pine Dr
Berkeley, NJ 07458
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (60.89%) — roughly $3,511/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $442,633 – $591,795, 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 $487,512 home should be assessed near $258,138.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $135,562 above what the ratio math suggests (52.5%).
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%94%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 202 THIRD AVE | 2026-05 | $435,000 | 1,504 | 47.3% |
| 128 SLOOP CREEK RD | 2026-04 | $515,500 | 1,609 | 43.8% |
| 7 BRANCHWOOD PL | 2026-06 | $610,000 | 1,578 | 45.4% |
| 12 BLUE HERON LANE | 2025-08 | $582,900 | 1,565 | 42.7% |
| 18 BLUE HERON LANE | 2025-05 | $585,000 | 1,579 | 44.0% |
| 24 BLUE HERON LANE | 2025-03 | $565,600 | 1,579 | 45.0% |
| 33 BLUE HERON LANE | 2026-05 | $483,500 | 1,495 | 50.8% |
| 304 JAMAICA BLVD | 2025-07 | $352,500 | 1,545 | 43.1% |
| 174 FIFTH AVE | 2025-05 | $549,000 | 1,750 | 41.0% |
| 78 DOLPHIN CIRCLE EAST | 2025-08 | $475,000 | 1,642 | 50.2% |
| 64 DOLPHIN CIRCLE EAST | 2025-03 | $489,900 | 1,642 | 48.0% |
| 11 NAUTICAL CT | 2025-12 | $415,000 | 1,557 | 46.6% |
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