The Fair Share Report
42 Jackson Rd
Berlin, NJ 08090
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.
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Step 1 · Market value
Likely range $298,235 – $366,994, 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 $344,664 home should be assessed near $229,374.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $81,174 below what the ratio math suggests (35.4%).
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
35%82%
Keep quiet and enjoy it
This home's assessment ratio sits below the Berlin pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 3 ELLIS AVENUE | 2025-05 | $230,000 | 1,276 | 77.2% |
| 48 TANSBORO ROAD | 2025-02 | $276,500 | 1,287 | 73.4% |
| 20 HAINES AVENUE | 2025-10 | $345,900 | 1,256 | 41.7% |
| 41 CHESTNUT AVENUE | 2025-02 | $360,000 | 1,232 | 59.3% |
| 105 RICH AVENUE | 2025-01 | $420,000 | 1,336 | 41.2% |
| 107 ESTAUGH AVENUE | 2025-02 | $376,500 | 1,360 | 62.0% |
| 114 ELLIS AVENUE | 2026-03 | $335,000 | 1,368 | 50.4% |
| 6 MALAN AVENUE | 2025-07 | $271,000 | 1,080 | 55.6% |
| 16 TOWNSEND AVENUE | 2025-12 | $403,000 | 1,404 | 52.0% |
| 36 PARK AVENUE | 2025-08 | $195,000 | 1,004 | 98.5% |
| 117 ELLIS AVENUE | 2025-10 | $295,000 | 1,060 | 57.0% |
| 120 CREST AVENUE | 2025-07 | $330,000 | 1,120 | 56.4% |
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