The Fair Share Report
51 Keystone Ct
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.
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Step 1 · Market value
Likely range $1,469,326 – $2,375,039, 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 $1,989,793 home should be assessed near $1,892,691.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $87,091 below what the ratio math suggests (4.6%).
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
71%128%
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 |
|---|---|---|---|---|
| 64 MORGAN LN | 2025-02 | $1,535,000 | 4,569 | 95.8% |
| 23 GALLOPING HILL RD | 2026-05 | $2,550,000 | 4,309 | 68.2% |
| 58 MORGAN LN | 2026-02 | $1,495,000 | 4,675 | 96.7% |
| 380 WHITENACK RD | 2025-05 | $1,390,000 | 4,497 | 101.2% |
| 15 RIVERSIDE DR | 2025-06 | $1,851,000 | 4,281 | 94.5% |
| 10 OWENS CT | 2025-05 | $1,950,000 | 4,648 | 93.5% |
| 108 EMILY RD | 2025-06 | $2,550,000 | 5,512 | 89.5% |
| 35 PRIMROSE LN | 2026-01 | $2,772,000 | 5,668 | 86.2% |
| 24 CHELSEA CT | 2026-04 | $2,175,000 | 5,134 | 96.9% |
| 54 BERTA PL | 2026-05 | $2,524,000 | 4,283 | 82.2% |
| 105 ANNIN RD | 2026-03 | $2,400,000 | 4,193 | 73.1% |
| 25 CARRIAGE WAY | 2026-05 | $2,454,000 | 5,318 | 90.2% |
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