The Fair Share Report
39 Arbor Cir
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 $535,652 – $715,664, 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 $592,401 home should be assessed near $563,492.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $34,308 above what the ratio math suggests (6.1%).
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 $1.621 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
78%117%
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 |
|---|---|---|---|---|
| 17 CLARK CT | 2026-05 | $750,000 | 1,928 | 86.5% |
| 82 CONSTITUTION WAY | 2026-04 | $804,000 | 1,928 | 96.2% |
| 14 PRESCOTT CT | 2025-03 | $700,000 | 1,928 | 98.0% |
| 333 PENNS WAY | 2026-06 | $545,000 | 1,780 | 94.1% |
| 333 PENNS WAY | 2025-02 | $535,000 | 1,780 | 95.8% |
| 60 WOODWARD LN | 2026-06 | $535,000 | 1,764 | 89.5% |
| 229 ENGLISH PL | 2025-01 | $531,000 | 1,764 | 93.9% |
| 32 MAYFLOWER DR | 2026-01 | $845,500 | 1,928 | 92.8% |
| 26 MAYFLOWER DR | 2025-04 | $762,000 | 1,928 | 96.3% |
| 7 VALLEY VIEW DR | 2026-06 | $600,000 | 1,816 | 90.5% |
| 28 VALLEY VIEW DR | 2025-04 | $551,000 | 1,816 | 95.7% |
| 45 ARBOR CIR | 2025-01 | $550,000 | 1,626 | 94.8% |
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