The Fair Share Report
35 Vail St
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.
This home's payments are about right
It sits inside Berkeley's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $266,648 – $620,433, 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 $361,578 home should be assessed near $191,456.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $61,956 below what the ratio math suggests (32.4%).
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
15%68%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 8 AUGUSTA CT | 2026-01 | $290,000 | 1,328 | 43.0% |
| 52 ORLANDO BLVD | 2025-12 | $255,000 | 1,292 | 48.7% |
| 390 BAYVIEW AVE | 2026-06 | $700,390 | 1,320 | 50.0% |
| 9 MORONGO CT | 2026-03 | $338,000 | 1,328 | 35.7% |
| 17 SAN JACINTO ST | 2025-04 | $360,000 | 1,232 | 51.5% |
| 55 WHITMORE DR | 2026-01 | $363,000 | 1,327 | 40.7% |
| 205 TORREY PINES DR | 2025-09 | $375,000 | 1,328 | 33.7% |
| 91 WINDJAMMER CT | 2025-08 | $650,000 | 1,320 | 53.5% |
| 72 STORM JIB CT | 2025-07 | $595,000 | 1,320 | 65.9% |
| 11 WHITAKER DR | 2025-12 | $370,000 | 1,318 | 41.2% |
| 373 COSTA MESA DR | 2025-11 | $245,000 | 1,232 | 48.5% |
| OCEAN & 22ND AVE | 2025-01 | $915,000 | 1,263 | 57.5% |
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