The Fair Share Report
40 Baldwin Ct
Bernards, NJ 07920
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 $397,759 – $439,107, 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 $422,841 home should be assessed near $402,206.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $167,206 below what the ratio math suggests (41.6%).
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 $1.467 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
48%105%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 142 WOODWARD LN | 2026-06 | $461,000 | 1,181 | 89.4% |
| 327 PENNS WAY | 2026-05 | $451,125 | 1,181 | 87.5% |
| 289 ENGLISH PL | 2026-05 | $430,000 | 1,181 | 94.6% |
| 347 PENNS WAY | 2026-05 | $425,000 | 1,181 | 86.6% |
| 164 WOODWARD LN | 2026-05 | $425,000 | 1,181 | 89.9% |
| 31 BALDWIN CT | 2025-06 | $420,000 | 1,181 | 95.6% |
| 140 WOODWARD LN | 2025-06 | $380,000 | 1,181 | 98.5% |
| 44 BALDWIN CT | 2025-05 | $430,000 | 1,181 | 91.4% |
| 64 BALDWIN CT | 2025-05 | $400,000 | 1,181 | 91.7% |
| 221 IRVING PL | 2025-03 | $431,000 | 1,181 | 90.4% |
| 48 COMMONWEALTH DR | 2026-01 | $457,500 | 1,200 | 99.2% |
| 188 ALEXANDRIA WAY | 2025-05 | $446,000 | 1,200 | 98.8% |
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