The Fair Share Report
267 Cypress Dr
Berkeley, NJ 07456
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 $499,783 – $742,551, from 12 comparable Berkeley sales in the past 18 months, at this home's 2,418 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 $596,056 home should be assessed near $315,612.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $242,188 above what the ratio math suggests (76.7%).
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%117%
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 $6,273/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 142 BUTLER BLVD | 2025-04 | $555,000 | 2,408 | 43.4% |
| 59 TOP SAIL CT | 2026-03 | $965,000 | 2,388 | 50.8% |
| 13 COLTON CT | 2025-12 | $749,000 | 2,439 | 54.1% |
| 10 ALLARD RD | 2025-03 | $621,000 | 2,512 | 62.4% |
| 353 LIVINGSTON AVE | 2026-05 | $600,000 | 2,434 | 48.1% |
| 71 TOP SAIL CT | 2025-08 | $856,000 | 2,285 | 55.2% |
| 163 SYLVAN LAKE BLVD | 2025-01 | $485,000 | 2,532 | 51.6% |
| 142 PORT ROYAL DR | 2025-01 | $360,000 | 2,330 | 43.9% |
| 7 COLTON CT | 2025-06 | $510,000 | 2,229 | 68.3% |
| 9 COVE RD W | 2025-06 | $699,900 | 2,376 | 53.1% |
| 38 SYMPHONY AVE | 2026-03 | $485,000 | 2,532 | 53.1% |
| 55 BUTLER AVE | 2025-03 | $475,000 | 2,532 | 54.0% |
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