The Fair Share Report
5 Vail Ter
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 $490,155 – $611,739, 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 $566,619 home should be assessed near $538,968.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $106,132 above what the ratio math suggests (19.7%).
Step 4 · The tax rate — same for every Bernards home
$1.095 Schools · 65% $0.308 County · 18% $0.285 Town · 17%
Step 5 · The bill
This home vs. every recent Bernards sale · assessed ÷ market
80%137%
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 $1,790/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 436 MT AIRY RD | 2026-02 | $790,000 | 1,416 | 91.8% |
| 254 PENNS WAY | 2026-04 | $500,000 | 1,400 | 93.0% |
| 267 ENGLISH PL | 2026-02 | $480,000 | 1,400 | 99.4% |
| 265 PENNS WAY | 2025-02 | $450,000 | 1,400 | 114.0% |
| 26 WOODWARD LN | 2026-04 | $500,000 | 1,396 | 100.3% |
| 334 ENGLISH PL | 2025-03 | $565,000 | 1,396 | 90.0% |
| 63 ASPEN DR | 2025-06 | $555,555 | 1,443 | 97.7% |
| 62 ASPEN DR | 2025-04 | $592,000 | 1,443 | 85.4% |
| 317 S FINLEY AVE | 2026-06 | $740,317 | 1,452 | 91.4% |
| 55 SYCAMORE CT | 2026-05 | $520,000 | 1,388 | 100.5% |
| 59 SYCAMORE CT | 2026-05 | $549,000 | 1,388 | 97.7% |
| 88 SYCAMORE CT | 2026-05 | $565,000 | 1,388 | 95.7% |
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