The Fair Share Report
78 Baldwin Ct
Bernards, NJ 07920
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 $426,401 – $469,004, from 12 comparable Bernards 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 Bernards assessments sit below market value — republished every October, applied town-wide. A $451,630 home should be assessed near $429,590.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $31,990 below what the ratio math suggests (7.4%).
Step 4 · The tax rate — same for every Bernards home
$1.095 Schools · 65% $0.308 County · 18% $0.285 Town · 17%
This home's own bill implies $1.567 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Bernards sale · assessed ÷ market
79%105%
Paying about right
This home's ratio lands inside Bernards'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 |
|---|---|---|---|---|
| 48 COMMONWEALTH DR | 2026-01 | $457,500 | 1,200 | 99.2% |
| 188 ALEXANDRIA WAY | 2025-05 | $446,000 | 1,200 | 98.8% |
| 142 WOODWARD LN | 2026-06 | $461,000 | 1,181 | 89.4% |
| 327 PENNS WAY | 2026-05 | $451,125 | 1,181 | 87.5% |
| 289 ENGLISH PL | 2026-05 | $430,000 | 1,181 | 94.6% |
| 347 PENNS WAY | 2026-05 | $425,000 | 1,181 | 86.6% |
| 164 WOODWARD LN | 2026-05 | $425,000 | 1,181 | 89.9% |
| 31 BALDWIN CT | 2025-06 | $420,000 | 1,181 | 95.6% |
| 140 WOODWARD LN | 2025-06 | $380,000 | 1,181 | 98.5% |
| 44 BALDWIN CT | 2025-05 | $430,000 | 1,181 | 91.4% |
| 64 BALDWIN CT | 2025-05 | $400,000 | 1,181 | 91.7% |
| 221 IRVING PL | 2025-03 | $431,000 | 1,181 | 90.4% |
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