The Fair Share Report
256 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 $908,295 – $1,273,971, from 12 comparable Berkeley sales in the past 18 months, at this home's 3,769 sq ft.
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 $1,063,740 home should be assessed near $563,250.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $246,750 above what the ratio math suggests (43.8%).
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%95%
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 $6,391/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 100 MAGNOLIA LN | 2025-05 | $1,225,000 | 3,578 | 61.8% |
| 56 TIMBERLINE RD | 2026-06 | $768,000 | 3,490 | 50.1% |
| 22 CORRIGAN AVE | 2025-07 | $749,000 | 3,108 | 52.5% |
| 5 OVERLOOK CT | 2025-10 | $760,000 | 3,003 | 48.1% |
| 46 TIMBERLINE RD | 2025-08 | $637,000 | 2,906 | 59.1% |
| 68 MOORAGE AVE | 2026-06 | $950,000 | 3,366 | 61.7% |
| 48 TIMBERLINE RD | 2025-04 | $595,000 | 2,867 | 66.2% |
| 221 MAGNOLIA DR | 2025-08 | $1,225,000 | 3,651 | 56.6% |
| 27 BOWSPRIT DR | 2025-01 | $995,000 | 2,822 | 60.3% |
| 26 BOWSPRIT DR | 2025-12 | $1,090,000 | 2,806 | 54.4% |
| 17 JIBSAIL DR | 2025-10 | $939,000 | 2,778 | 56.4% |
| 167 AMSTERDAM AVE | 2026-06 | $655,000 | 2,620 | 49.8% |
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