The Fair Share Report
445 Michael Ave
Berkeley, NJ 08721
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 $444,053 – $577,928, 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 $501,420 home should be assessed near $265,502.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $24,802 below what the ratio math suggests (9.3%).
Step 4 · The tax rate — same for every Berkeley home
$1.213 Schools · 47% $0.582 County · 22% $0.795 Town · 31%
Step 5 · The bill
This home vs. every recent Berkeley sale · assessed ÷ market
30%68%
Paying about right
This home's ratio lands inside Berkeley'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 |
|---|---|---|---|---|
| 322 VETERANS BLVD | 2025-12 | $490,000 | 1,664 | 50.1% |
| 281 BAYVILLE AVE | 2025-02 | $510,000 | 1,755 | 53.5% |
| 13 CANARIES CT | 2025-08 | $490,000 | 1,762 | 34.4% |
| 501 EASTERN BLVD | 2025-03 | $560,000 | 1,732 | 49.6% |
| 364 RAILROAD AVE | 2026-04 | $630,000 | 1,856 | 43.0% |
| 365 CENTRAL BLVD | 2025-07 | $550,000 | 1,680 | 49.3% |
| 7 BEDFORD CT | 2026-04 | $305,000 | 1,648 | 42.8% |
| 351 WESTERN BLVD | 2026-04 | $519,500 | 1,548 | 46.5% |
| 356 RAILROAD AVE | 2025-10 | $535,000 | 1,636 | 50.8% |
| 14 HEMLOCK LN | 2026-01 | $643,800 | 1,815 | 41.4% |
| 187 PRINCE CHARLES DR | 2025-08 | $380,000 | 1,749 | 14.3% |
| 343 CLIFTON AVE | 2025-08 | $480,000 | 1,788 | 49.4% |
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