The Fair Share Report
33 Jackson Rd
Berlin, NJ 08009
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 Berlin's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $256,933 – $347,734, from 12 comparable Berlin 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 Berlin assessments sit below market value — republished every October, applied town-wide. A $345,625 home should be assessed near $230,013.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $71,813 below what the ratio math suggests (31.2%).
Step 4 · The tax rate — same for every Berlin home
$1.813 Schools · 52% $0.779 County · 22% $0.879 Town · 25%
Step 5 · The bill
This home vs. every recent Berlin sale · assessed ÷ market
40%82%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 20 HAINES AVENUE | 2025-10 | $345,900 | 1,256 | 41.7% |
| 3 ELLIS AVENUE | 2025-05 | $230,000 | 1,276 | 77.2% |
| 107 ESTAUGH AVENUE | 2025-02 | $376,500 | 1,360 | 62.0% |
| 16 HEIGHTS AVENUE | 2026-05 | $415,000 | 1,420 | 48.3% |
| 48 TANSBORO ROAD | 2025-02 | $276,500 | 1,287 | 73.4% |
| 41 CHESTNUT AVENUE | 2025-02 | $360,000 | 1,232 | 59.3% |
| 2 SMITHFIELD AVENUE | 2025-10 | $370,000 | 1,645 | 60.8% |
| 105 RICH AVENUE | 2025-01 | $420,000 | 1,336 | 41.2% |
| 114 ELLIS AVENUE | 2026-03 | $335,000 | 1,368 | 50.4% |
| 5 LINDEN AVENUE | 2025-12 | $175,000 | 972 | 91.9% |
| 6 MALAN AVENUE | 2025-07 | $271,000 | 1,080 | 55.6% |
| 16 TOWNSEND AVENUE | 2025-12 | $403,000 | 1,404 | 52.0% |
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