The Fair Share Report
56 Ocean Gate Ave
Berkeley, NJ 07002
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 $293,885 – $440,099, 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 $341,434 home should be assessed near $180,789.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $153,011 above what the ratio math suggests (84.6%).
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%119%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (60.89%) — roughly $3,963/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 52 CASTLETON DR | 2026-03 | $315,000 | 1,404 | 39.4% |
| 156 CASTLETON DR | 2025-12 | $200,000 | 1,404 | 62.0% |
| 11 CORTLANDT DR | 2025-09 | $434,200 | 1,404 | 54.8% |
| 7 BEAVERBROOK DR | 2025-09 | $339,500 | 1,404 | 43.5% |
| 14 CORTLANDT DR | 2025-03 | $382,500 | 1,404 | 39.0% |
| 24 ZEELAND DR | 2025-02 | $310,000 | 1,404 | 48.6% |
| 82 SPINNAKER CT | 2025-11 | $735,000 | 1,401 | 50.6% |
| 50 OAKFIELD RD | 2026-01 | $295,000 | 1,404 | 43.9% |
| 37 BROOKFIELD CT | 2025-12 | $422,500 | 1,404 | 29.6% |
| 10 LITTLETON RD | 2025-11 | $299,500 | 1,404 | 4.8% |
| 23 FAIRFIELD RD | 2025-05 | $419,000 | 1,404 | 42.9% |
| 119 CASTLETON DR | 2025-05 | $293,000 | 1,404 | 41.6% |
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