The Fair Share Report
45 Sentinel Dr
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 $1,362,984 – $1,582,641, 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 $1,530,404 home should be assessed near $1,455,720.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $91,420 below what the ratio math suggests (6.3%).
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 $1.594 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%106%
Paying about right
This home's ratio lands inside Bernards'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 |
|---|---|---|---|---|
| 12 SENTINEL DR | 2026-04 | $1,400,000 | 3,408 | 100.7% |
| 17 BEDFORD DR | 2026-05 | $1,650,000 | 3,539 | 91.3% |
| 11 WELLINGTON DR | 2025-04 | $1,650,000 | 3,569 | 96.3% |
| 15 HAMILTON RD | 2025-05 | $1,470,000 | 3,353 | 90.0% |
| 9 WELLINGTON DR | 2026-06 | $1,510,000 | 2,938 | 94.6% |
| 41 DICKINSON RD | 2026-02 | $1,325,000 | 3,403 | 88.1% |
| 7 WATCHUNG DR | 2026-06 | $1,259,000 | 3,025 | 92.8% |
| 10 HAMILTON RD | 2026-04 | $1,451,000 | 3,142 | 86.1% |
| 12 BEACON CREST DR | 2026-04 | $1,665,000 | 3,385 | 89.3% |
| 18 HADLEY CT | 2025-06 | $1,100,000 | 3,153 | 94.9% |
| 2 PRINCETON CT | 2025-06 | $1,100,000 | 2,731 | 94.7% |
| 25 WELLINGTON DR | 2025-06 | $1,580,000 | 2,929 | 95.5% |
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