The Fair Share Report
520 Warwick Pl
Berkeley, NJ 08721
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 $323,560 – $456,831, 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 $384,052 home should be assessed near $203,356.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $10,044 above what the ratio math suggests (4.9%).
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
30%71%
Paying about right
This home's ratio lands inside Berkeley'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 |
|---|---|---|---|---|
| 220 LONG BRANCH AVE | 2025-02 | $416,350 | 1,344 | 46.1% |
| 55 SOUTH AVE | 2025-08 | $525,000 | 1,404 | 44.4% |
| 20 SYLVAN LAKE BLVD | 2025-09 | $465,000 | 1,440 | 54.7% |
| 327 HAYES AVE | 2025-04 | $480,000 | 1,368 | 44.2% |
| 144 RED BANK AVE | 2025-09 | $285,000 | 1,316 | 70.8% |
| 6 GROUSE DR | 2025-04 | $472,500 | 1,464 | 53.4% |
| 273 EVERGREEN DR | 2026-05 | $890,000 | 1,260 | 52.6% |
| 91 SHOREWOOD DR | 2025-03 | $300,000 | 1,207 | 72.4% |
| 1015 EDGEBROOK DR EAST | 2025-01 | $350,000 | 1,451 | 40.7% |
| 175 FT DE FRANCE AVE | 2025-12 | $300,000 | 1,440 | 110.0% |
| 265 LATIMER AVE | 2025-12 | $371,250 | 1,334 | 47.6% |
| 9 MALLARD RD | 2025-03 | $395,000 | 1,448 | 60.4% |
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