The Fair Share Report
96 Ocean Ave
Berkeley, NJ 07446
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 $453,517 – $921,842, 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 $508,401 home should be assessed near $269,198.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $462,602 above what the ratio math suggests (171.8%).
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%167%
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 $11,981/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 221 RIVERSIDE DR | 2025-12 | $400,000 | 1,798 | 54.0% |
| 305 NEPTUNE AVE | 2026-03 | $505,000 | 1,840 | 46.5% |
| 71 RONALD AVE SOUTH | 2026-06 | $850,000 | 1,766 | 41.8% |
| 152 CLIFFORD B WRIGHT ST | 2025-09 | $460,000 | 1,805 | 53.5% |
| 260 TEAKWOOD DR | 2025-06 | $875,000 | 1,898 | 43.2% |
| 318 BAY BLVD | 2025-05 | $493,500 | 1,746 | 47.2% |
| 96 OCEAN AVE | 2025-02 | $1,700,000 | 1,600 | 43.0% |
| 254 BUTLER BLVD | 2025-08 | $625,000 | 1,968 | 58.4% |
| 78 RONALD AVE SOUTH | 2026-04 | $845,000 | 1,656 | 43.6% |
| 69 MALLARD RD | 2025-12 | $470,000 | 1,814 | 57.1% |
| 310 ATLANTIC CITY AVE | 2025-07 | $495,000 | 1,750 | 46.9% |
| 23 BUTLER BLVD | 2026-03 | $459,900 | 1,600 | 49.1% |
Is this your house?
Run your own report →