The Fair Share Report
449 Downing 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 $660,861 – $815,400, from 12 comparable Berkeley sales in the past 18 months, at this home's 2,792 sq ft.
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 $739,603 home should be assessed near $391,620.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $30,920 below what the ratio math suggests (7.9%).
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 |
|---|---|---|---|---|
| 148 COLLERAN PL | 2025-04 | $620,000 | 2,816 | 48.3% |
| 1 PADDOCK CT | 2026-03 | $832,500 | 2,911 | 53.8% |
| 148 MANHATTAN AVE | 2025-07 | $758,000 | 2,680 | 50.3% |
| 129 MANHATTAN AVE | 2026-05 | $750,000 | 2,792 | 52.2% |
| 6 SURLE CT | 2025-09 | $812,000 | 2,592 | 47.0% |
| 7 KEVIN COURT | 2025-11 | $835,000 | 2,787 | 62.6% |
| 18 FOURTH AVE | 2026-02 | $605,000 | 2,556 | 51.0% |
| 48 TIMBERLINE RD | 2025-04 | $595,000 | 2,867 | 66.2% |
| 4 BRIDLE PATH | 2025-08 | $719,900 | 2,465 | 47.8% |
| 3 DALE CT | 2025-03 | $735,000 | 2,848 | 58.5% |
| 1095 BAYVIEW AVE | 2025-05 | $750,000 | 2,476 | 53.5% |
| 301 HOOVER AVE | 2026-06 | $740,000 | 2,811 | 50.9% |
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