The Fair Share Report
90 Ocean Ave
Berkeley, NJ 08820
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 $393,547 – $856,321, 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 $515,411 home should be assessed near $272,910.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $460,490 above what the ratio math suggests (168.7%).
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
30%192%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (60.89%) — roughly $11,927/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 211 PINE DR | 2026-03 | $827,000 | 1,760 | 46.7% |
| 19 BERKELEY CROSSING WAY | 2026-03 | $385,000 | 1,812 | 57.4% |
| 40 MILL CREEK COURT | 2024-12 | $399,999 | 1,912 | 52.3% |
| 10 MILL CREEK COURT | 2025-09 | $420,000 | 1,912 | 55.2% |
| 1071 BAYVIEW AVE | 2025-06 | $1,100,000 | 1,844 | 53.8% |
| 236 CEDAR DR | 2025-02 | $824,900 | 1,840 | 46.9% |
| 174 FIFTH AVE | 2025-05 | $549,000 | 1,750 | 41.0% |
| 100 TWENTIETH AVE | 2025-04 | $982,500 | 1,945 | 52.2% |
| 234 SECOND AVE | 2025-12 | $589,000 | 2,049 | 48.4% |
| 28 DOLPHIN CIRCLE WEST | 2025-06 | $580,000 | 2,084 | 48.4% |
| 11 OAKENGATES DR | 2025-06 | $419,900 | 1,826 | 48.0% |
| 22 DOLPHIN CIRCLE WEST | 2026-03 | $580,000 | 1,817 | 43.9% |
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