The Fair Share Report

75 Flintlock Ct

Bernards, NJ 07920

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.

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A touch high — but not appeal-worthy

Above most of Bernards, but below NJ's legal appeal line (100.00%), where a case becomes winnable.

Step 1 · Market value

≈ $910,448

Likely range $723,553 – $962,796, from 12 comparable Bernards sales in the past 18 months (home size estimated from assessor data — range widened).

Step 2 · The Director's Ratio

95.12%

The state's official measure of how far Bernards assessments sit below market value — republished every October, applied town-wide. A $910,448 home should be assessed near $866,018.

Step 3 · Assessed value

$962,500

Set at the last town-wide revaluation and mostly frozen since. That's $96,482 above what the ratio math suggests (11.1%).

Step 4 · The tax rate — same for every Bernards home

$1.687 per $100 assessed

$1.095 Schools · 65% $0.308 County · 18% $0.285 Town · 17%

This home's own bill implies $1.559 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).

Step 5 · The bill

$15,003/yr

Public schools$9,732

Somerset County$2,738

Town of Bernards$2,533

Bernards average$14,733

This home vs. every recent Bernards sale · assessed ÷ market

Town median 94.1%

Appeal line 100.00%

This home · 105.7%

80%138%

The evidence · comparable sales (SR1A usable-sale records)

Address	Sold	Price	Sq ft	Ratio
16 RIGGS CT	2026-05	$850,000	2,189	82.5%
31 ROBERTS CIR	2025-04	$725,000	2,189	92.5%
29 ROBERTS CIR	2025-03	$735,000	2,189	95.0%
4 VAN DORN RD	2025-01	$920,000	2,184	96.2%
101 WEXFORD WAY	2026-06	$1,024,000	2,516	90.8%
3 FAIRBANKS LN	2025-02	$695,000	2,096	90.3%
14 BRADFORD LN	2026-04	$935,000	2,108	88.5%
9 DEERFIELD CT	2025-05	$870,000	2,108	95.2%
47 DEXTER DR N	2026-06	$900,000	2,108	81.8%
54 DEXTER DR N	2025-06	$880,000	2,108	96.4%
20 DEXTER DR S	2025-04	$630,000	2,108	101.4%
115 BERKELEY CIR	2026-05	$1,275,000	2,454	88.6%

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