The Fair Share Report
5 Nelson Ct
Berkeley, NJ 08757
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Berkeley's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $253,578 – $348,550, 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 $286,472 home should be assessed near $151,687.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $35,587 below what the ratio math suggests (23.5%).
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
28%68%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 2 VAN GOGH ST | 2025-11 | $263,000 | 1,232 | 44.0% |
| 16 MIRADOR CT | 2026-04 | $335,000 | 1,232 | 46.3% |
| 170 PORT ROYAL DR | 2026-01 | $250,000 | 1,232 | 49.7% |
| 38 MARQUIS ST | 2026-01 | $270,000 | 1,232 | 44.0% |
| 10 AZTEC CT | 2025-11 | $272,500 | 1,232 | 43.4% |
| 3 TIVOLI ST | 2025-08 | $377,500 | 1,232 | 33.9% |
| 193 BIABOU DR | 2026-03 | $342,500 | 1,232 | 33.1% |
| 102 BIMINI DR | 2025-05 | $250,000 | 1,232 | 49.4% |
| 1 MIRAMAR CT | 2026-05 | $335,000 | 1,232 | 35.3% |
| 113 BIABOU DR | 2026-05 | $350,000 | 1,232 | 39.9% |
| 97 LIBERTA DR | 2025-08 | $355,000 | 1,264 | 50.3% |
| 28 BAHAMIA DR | 2025-09 | $400,000 | 1,232 | 30.9% |
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