The Fair Share Report
80 Cherry Ln
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 $635,966 – $913,774, 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 $710,212 home should be assessed near $675,554.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $267,646 above what the ratio math suggests (39.6%).
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 $1.591 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
80%154%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $4,515/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 8 BEECHWOOD RD | 2026-06 | $1,000,000 | 2,060 | 77.0% |
| 10 NANCY LN | 2025-04 | $650,000 | 1,792 | 93.8% |
| 4 VAN DORN RD | 2025-01 | $920,000 | 2,184 | 96.2% |
| 247 LYONS RD | 2026-03 | $920,000 | 1,972 | 93.0% |
| 1 BRADFORD LN | 2026-04 | $900,000 | 1,994 | 82.0% |
| 35 ROBERTS CIR | 2026-04 | $727,000 | 2,022 | 86.0% |
| 494 KING GEORGE RD | 2026-05 | $570,000 | 1,572 | 95.9% |
| 40 MAPLE RUN | 2025-02 | $606,000 | 1,892 | 98.2% |
| 5 VILLAGE DR | 2025-04 | $609,500 | 1,866 | 95.4% |
| 7 VALLEY VIEW DR | 2026-06 | $600,000 | 1,816 | 90.5% |
| 28 VALLEY VIEW DR | 2025-04 | $551,000 | 1,816 | 95.7% |
| 3 FAIRBANKS LN | 2025-02 | $695,000 | 2,096 | 90.3% |
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