The Fair Share Report
261 Third Ave
Berkeley, NJ 08757
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.
This home's payments are about right
It sits inside Berkeley's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $521,151 – $660,302, 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 $577,065 home should be assessed near $305,556.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $32,356 below what the ratio math suggests (10.6%).
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%68%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 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% |
| 220 EDWARD AVE | 2026-02 | $595,000 | 1,990 | 42.3% |
| 535 EASTERN BLVD | 2025-12 | $580,000 | 1,976 | 46.8% |
| 12 BRENTWOOD DR | 2025-02 | $580,000 | 2,061 | 50.2% |
| 50 YARDARM CT | 2025-09 | $750,000 | 1,882 | 52.6% |
| 1025 BAYVIEW AVE | 2025-10 | $751,000 | 1,931 | 75.8% |
| 174 FIFTH AVE | 2025-05 | $549,000 | 1,750 | 41.0% |
| 16 SANDHURST CT | 2025-09 | $522,000 | 1,928 | 45.9% |
| 4 BRANCHWOOD PL | 2026-05 | $640,000 | 1,890 | 51.8% |
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