The Fair Share Report
48 Berkeley Cir
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 $887,194 – $1,106,937, 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 $1,016,708 home should be assessed near $967,093.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $210,707 above what the ratio math suggests (21.8%).
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 $1.539 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%138%
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 $3,555/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 115 BERKELEY CIR | 2026-05 | $1,275,000 | 2,454 | 88.6% |
| 9 PALMERSTON PL | 2025-04 | $1,100,000 | 2,590 | 107.2% |
| 101 WEXFORD WAY | 2026-06 | $1,024,000 | 2,516 | 90.8% |
| 312 GRIST MILL DR | 2025-03 | $1,025,000 | 2,596 | 95.3% |
| 257 LYONS RD | 2025-02 | $925,000 | 2,600 | 97.8% |
| 46 DEXTER DR N | 2025-03 | $880,000 | 2,758 | 95.1% |
| 81 ATLAS RD | 2026-05 | $1,230,000 | 2,455 | 90.1% |
| 56 TUXFORD TER | 2026-06 | $1,125,000 | 2,807 | 97.5% |
| 1273 MT AIRY RD | 2025-04 | $970,000 | 2,756 | 95.8% |
| 20 MANCHESTER DR | 2025-06 | $1,036,033 | 2,790 | 94.3% |
| 18 VAN DORN RD | 2025-06 | $980,000 | 2,888 | 100.2% |
| 16 RIGGS CT | 2026-05 | $850,000 | 2,189 | 82.5% |
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