The Fair Share Report
415 Sunset Dr S
Berkeley, NJ 08751
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 $397,235 – $859,947, 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 $709,475 home should be assessed near $375,667.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $324,333 above what the ratio math suggests (86.3%).
Step 4 · The tax rate — same for every Berkeley home
$1.213 Schools · 47% $0.582 County · 22% $0.795 Town · 31%
This home's own bill implies $2.554 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Berkeley sale · assessed ÷ market
30%182%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (60.89%) — roughly $8,400/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 6 TRAVELER WAY | 2025-10 | $820,000 | 1,955 | 51.8% |
| 1025 BAYVIEW AVE | 2025-10 | $751,000 | 1,931 | 75.8% |
| 114 DRIFTWOOD DR | 2026-04 | $405,000 | 2,034 | 53.4% |
| 259 CYPRESS DR | 2025-08 | $900,000 | 2,042 | 51.1% |
| 3 STARFISH CT | 2026-06 | $425,000 | 1,904 | 50.0% |
| 104 BUTLER AVE | 2025-09 | $414,000 | 1,888 | 50.3% |
| 202 BAY CT | 2025-09 | $812,500 | 2,114 | 56.2% |
| 3 DRAKE DR | 2025-09 | $670,000 | 1,884 | 59.9% |
| 9 ST FRANCOIS CT | 2026-04 | $580,000 | 1,812 | 25.4% |
| 92 BUTLER AVE | 2025-06 | $447,000 | 1,832 | 47.8% |
| 12 CARLYLE DR | 2025-07 | $700,000 | 1,970 | 79.0% |
| 109 WEST ISLAND RD | 2025-06 | $710,000 | 1,920 | 57.0% |
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