The Fair Share Report
9 Bakoua Ct
Berkeley, NJ 08757
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 Berkeley's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $381,034 – $669,836, 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 $458,419 home should be assessed near $242,733.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $29,433 below what the ratio math suggests (12.1%).
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
26%68%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 9 ST FRANCOIS CT | 2026-04 | $580,000 | 1,812 | 25.4% |
| 73 VIRGIN ISLANDS DR | 2025-05 | $426,000 | 1,720 | 46.1% |
| 78 TOP SAIL CT | 2025-08 | $665,000 | 1,819 | 63.3% |
| 92 BUTLER AVE | 2025-06 | $447,000 | 1,832 | 47.8% |
| 153 TORREY PINES DR | 2025-05 | $440,000 | 1,720 | 48.4% |
| 3 DRAKE DR | 2025-09 | $670,000 | 1,884 | 59.9% |
| 89 OCEAN GATE AVE | 2025-03 | $730,000 | 1,740 | 52.7% |
| 13 CANARIES CT | 2025-08 | $490,000 | 1,762 | 34.4% |
| 4 RAVENNA CT | 2026-05 | $376,000 | 1,734 | 42.5% |
| 9 TEMPLETON ST | 2025-06 | $450,000 | 1,656 | 46.3% |
| 124 AMHERST DR | 2025-06 | $840,000 | 1,840 | 42.9% |
| 104 BUTLER AVE | 2025-09 | $414,000 | 1,888 | 50.3% |
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