The Fair Share Report
26 Twenty First Ave
Berkeley, NJ 08752
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 $231,508 – $577,667, 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 $278,490 home should be assessed near $147,460.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $317,540 above what the ratio math suggests (215.3%).
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%206%
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 $8,224/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 22 TWENTY-FIRST AVE | 2026-06 | $1,300,000 | 827 | 40.8% |
| 136 TWENTY-FOURTH AVE | 2025-01 | $777,777 | 726 | 50.2% |
| 937 EDGEBROOK DR NORTH | 2026-01 | $170,000 | 816 | 59.1% |
| 213 FERNWOOD DR | 2025-08 | $520,000 | 762 | 54.6% |
| 101 BONAIRE DR | 2025-08 | $249,900 | 757 | 35.2% |
| 265 CHARLOTTEVILLE DR N | 2026-04 | $230,000 | 757 | 38.8% |
| 271 HARRINGTON DR NORTH | 2025-11 | $246,900 | 757 | 38.8% |
| 55 HYANNIS ST | 2026-04 | $270,625 | 757 | 32.5% |
| 231 BUTLER BLVD | 2025-12 | $480,000 | 775 | 60.1% |
| 40 PIROGUE ST | 2026-02 | $220,000 | 757 | 42.7% |
| 12 LAWRENCE AVE | 2025-06 | $335,000 | 822 | 57.5% |
| 1481 BARNEGAT AVE | 2026-01 | $675,000 | 876 | 51.0% |
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