The Fair Share Report
33 Eton Rd
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.
Good news — this home pays less than its share
Its assessment sits low relative to what homes like it actually sell for. An appeal would only invite a fresh look at a number working in the owner's favor.
Step 1 · Market value
Likely range $254,079 – $324,882, 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 $277,509 home should be assessed near $146,941.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $46,341 below what the ratio math suggests (31.5%).
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
26%68%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 54 TORTOLA ST | 2025-04 | $280,000 | 1,124 | 39.6% |
| 31 CARLISLE RD | 2025-07 | $265,000 | 1,121 | 37.9% |
| 3 BONAIRE DR | 2025-08 | $217,000 | 1,124 | 69.0% |
| 4 ST CROIX ST | 2025-06 | $315,000 | 1,124 | 54.7% |
| 62 CASTLE HARBOR DR | 2025-12 | $326,500 | 1,124 | 52.6% |
| 45 PORT ROYAL DR | 2024-12 | $255,000 | 1,124 | 44.5% |
| 8 BRAKENBURY CT | 2025-07 | $325,000 | 1,140 | 40.0% |
| 44 CASTLE HARBOR DR | 2025-04 | $260,000 | 1,124 | 43.3% |
| 110 GEORGETOWN RD | 2025-03 | $265,000 | 1,135 | 40.4% |
| 68 WESTBROOK DR | 2025-07 | $350,000 | 1,140 | 40.4% |
| 25 WILLOUGHBY CT | 2025-01 | $278,000 | 1,139 | 41.7% |
| 89 CARLISLE RD | 2026-03 | $350,000 | 1,121 | 46.0% |
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