The Fair Share Report
60 Pine St
Beverly, NJ 08010
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Beverly's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $178,976 – $286,284, from 12 comparable Beverly 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 Beverly assessments sit below market value — republished every October, applied town-wide. A $216,917 home should be assessed near $127,829.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $21,429 below what the ratio math suggests (16.8%).
Step 4 · The tax rate — same for every Beverly home
$2.373 Schools · 48% $0.542 County · 11% $2.042 Town · 41%
Step 5 · The bill
This home vs. every recent Beverly sale · assessed ÷ market
32%78%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 50 PINE ST | 2025-09 | $185,000 | 1,468 | 66.8% |
| 50 PINE ST | 2025-08 | $140,000 | 1,468 | 88.2% |
| 603 SPRUCE ST | 2025-03 | $350,000 | 1,288 | 22.3% |
| 616 COOPER ST | 2025-08 | $225,000 | 1,698 | 45.5% |
| 533 MELBOURNE AVE | 2025-09 | $162,000 | 1,300 | 65.6% |
| 41 PINE ST | 2025-06 | $350,000 | 1,326 | 35.7% |
| 59 PINE ST | 2025-08 | $187,000 | 1,776 | 47.8% |
| 421 LEE AVE | 2026-01 | $215,000 | 1,458 | 54.4% |
| 521 SPRUCE ST | 2025-11 | $175,000 | 1,315 | 50.2% |
| 1045 ASHTON AVE | 2026-02 | $289,900 | 1,601 | 44.1% |
| 21 RAILROAD AVENUE | 2025-09 | $321,000 | 1,536 | 42.6% |
| 605-607-611 BROAD ST | 2026-05 | $285,000 | 1,888 | 47.3% |
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