The Fair Share Report
490 Lyons 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 $544,547 – $674,505, 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 $640,604 home should be assessed near $609,343.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $98,557 above what the ratio math suggests (16.2%).
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 $1.581 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%135%
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 $1,663/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 22 DAYTON ST | 2026-01 | $669,000 | 1,614 | 90.6% |
| 22 DAYTON ST | 2025-03 | $645,000 | 1,614 | 94.0% |
| 19 S ALWARD AVE | 2025-04 | $810,000 | 1,660 | 93.7% |
| 506 LYONS RD | 2026-05 | $688,300 | 1,648 | 93.1% |
| 494 KING GEORGE RD | 2026-05 | $570,000 | 1,572 | 95.9% |
| 10 NANCY LN | 2025-04 | $650,000 | 1,792 | 93.8% |
| 436 MT AIRY RD | 2026-02 | $790,000 | 1,416 | 91.8% |
| 77 WOODSTONE RD | 2026-04 | $850,000 | 1,618 | 88.4% |
| 67 WOODWARD LN | 2026-02 | $492,000 | 1,596 | 98.8% |
| 408 PENNS WAY | 2025-06 | $517,500 | 1,596 | 91.5% |
| 212 W OAK ST | 2026-05 | $590,000 | 1,326 | 88.4% |
| 45 ARBOR CIR | 2025-01 | $550,000 | 1,626 | 94.8% |
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