The Fair Share Report
56 Yardarm Ct
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 $254,463 – $334,164, 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 $294,786 home should be assessed near $156,089.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $168,911 above what the ratio math suggests (108.2%).
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%133%
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 $4,375/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 30 ZEELAND DR | 2025-07 | $185,000 | 1,153 | 87.0% |
| 9 MANIWAKI CT | 2025-08 | $370,000 | 1,161 | 46.1% |
| 37 ZEELAND DR | 2026-05 | $292,000 | 1,153 | 32.5% |
| 15 FAIRFIELD RD | 2025-07 | $325,000 | 1,153 | 36.0% |
| 10 INVERELL DR | 2025-09 | $345,000 | 1,161 | 49.7% |
| 27 OAKFIELD RD | 2025-03 | $315,000 | 1,153 | 44.3% |
| 103 TWENTY-THIRD AVE #11 | 2026-04 | $827,000 | 1,156 | 48.3% |
| 21 NOSTRAND DR | 2026-01 | $200,000 | 1,153 | 66.8% |
| 12 JERICHO RD | 2025-10 | $260,000 | 1,153 | 42.2% |
| 1 MANASSAS DR | 2025-08 | $245,000 | 1,153 | 56.5% |
| 25 REDHOOK BAY DR | 2025-02 | $315,000 | 1,161 | 36.9% |
| 77 ORLANDO BLVD | 2026-06 | $260,000 | 1,161 | 42.3% |
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