The Fair Share Report
32 Cancun St
Berkeley, NJ 08757
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 $324,886 – $428,238, 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 $366,305 home should be assessed near $193,958.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $45,258 below what the ratio math suggests (23.3%).
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
29%68%
Paying about right
This home's ratio lands inside Berkeley'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 |
|---|---|---|---|---|
| 110 SANDPIPER LN | 2025-07 | $340,000 | 1,418 | 58.1% |
| 317 BAYVIEW AVE | 2025-04 | $710,000 | 1,435 | 64.7% |
| 16 SHERIDAN RD | 2025-10 | $379,900 | 1,451 | 40.4% |
| 42 PORTSMOUTH DR | 2025-03 | $340,000 | 1,440 | 53.1% |
| 117 SANDPIPER LN | 2026-01 | $290,000 | 1,448 | 70.6% |
| 5 CORFU CT | 2026-04 | $515,000 | 1,440 | 36.8% |
| 5 CORFU CT | 2025-10 | $479,900 | 1,440 | 39.5% |
| 6 SNOWDON CT | 2025-12 | $400,000 | 1,440 | 46.0% |
| 97 SANDPIPER DR | 2025-03 | $365,000 | 1,398 | 49.6% |
| 4 NORWAY RD | 2025-07 | $349,000 | 1,404 | 38.5% |
| 34 WESTPORT DR | 2025-07 | $290,000 | 1,404 | 60.5% |
| 23 FAIRFIELD RD | 2025-05 | $419,000 | 1,404 | 42.9% |
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