The Fair Share Report
44 Holmesbrook Rd
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 $464,622 – $555,645, 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 $529,619 home should be assessed near $503,774.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $159,226 above what the ratio math suggests (31.6%).
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 $1.587 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
80%148%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $2,686/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 317 S FINLEY AVE | 2026-06 | $740,317 | 1,452 | 91.4% |
| 230 ARROWOOD WAY | 2026-06 | $615,000 | 1,357 | 90.1% |
| 85 SYCAMORE CT | 2026-04 | $586,500 | 1,357 | 97.2% |
| 217 ARROWOOD WAY | 2025-03 | $551,000 | 1,357 | 97.0% |
| 2405 PRIVET WAY | 2026-02 | $450,000 | 1,313 | 91.0% |
| 2305 PRIVET WAY | 2026-01 | $405,000 | 1,313 | 98.8% |
| 3106 HEMLOCK PL | 2025-04 | $405,000 | 1,313 | 99.9% |
| 2206 PRIVET WAY | 2025-02 | $465,000 | 1,313 | 96.2% |
| 55 SYCAMORE CT | 2026-05 | $520,000 | 1,388 | 100.5% |
| 59 SYCAMORE CT | 2026-05 | $549,000 | 1,388 | 97.7% |
| 88 SYCAMORE CT | 2026-05 | $565,000 | 1,388 | 95.7% |
| 40 CHESTNUT CT | 2026-04 | $572,000 | 1,388 | 84.8% |
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