The Fair Share Report
280 Mountain Rd
Bernards, NJ 07920
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 $2,242,500 – $3,157,083, from 12 comparable Bernards 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 Bernards assessments sit below market value — republished every October, applied town-wide. A $3,008,196 home should be assessed near $2,861,396.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $267,996 below what the ratio math suggests (9.4%).
Step 4 · The tax rate — same for every Bernards home
$1.095 Schools · 65% $0.308 County · 18% $0.285 Town · 17%
This home's own bill implies $1.626 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Bernards sale · assessed ÷ market
77%121%
Paying about right
This home's ratio lands inside Bernards's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 48 WISTERIA WAY | 2026-05 | $3,050,000 | 6,819 | 88.5% |
| 70 RIDGEVIEW DR | 2026-06 | $2,500,000 | 5,992 | 96.9% |
| 62 CANOE BROOK LN | 2026-03 | $2,700,000 | 6,395 | 83.7% |
| 234 LIBERTY CORNER RD | 2026-01 | $2,950,000 | 6,550 | 87.6% |
| 71 VAN HOLTEN RD | 2025-06 | $2,500,000 | 7,211 | 107.2% |
| 72 WISTERIA WAY | 2025-06 | $3,400,000 | 7,368 | 93.7% |
| 161 CULBERSON RD | 2025-02 | $3,500,000 | 6,948 | 91.5% |
| 35 PRIMROSE LN | 2026-01 | $2,772,000 | 5,668 | 86.2% |
| 45 BUTTERNUT LN | 2026-03 | $2,140,000 | 6,263 | 93.9% |
| 174 LIBERTY CORNER RD | 2026-02 | $3,800,000 | 6,480 | 83.1% |
| 58 MORGAN LN | 2026-02 | $1,495,000 | 4,675 | 96.7% |
| 64 MORGAN LN | 2025-02 | $1,535,000 | 4,569 | 95.8% |
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