The Fair Share Report
97 Spinnaker Ct
Berkeley, NJ 07417
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 $443,659 – $843,670, 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 $759,618 home should be assessed near $402,218.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $132,382 above what the ratio math suggests (32.9%).
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%126%
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 $3,429/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 259 CYPRESS DR | 2025-08 | $900,000 | 2,042 | 51.1% |
| 202 BAY CT | 2025-09 | $812,500 | 2,114 | 56.2% |
| 26 SWINDON CT | 2025-05 | $478,000 | 2,198 | 45.7% |
| 114 DRIFTWOOD DR | 2026-04 | $405,000 | 2,034 | 53.4% |
| 129 GUADELOUPE DR | 2025-09 | $409,821 | 2,146 | 56.6% |
| 267 CYPRESS DR | 2025-08 | $1,151,500 | 2,418 | 48.4% |
| 142 BUTLER BLVD | 2025-04 | $555,000 | 2,408 | 43.4% |
| 3 DRAKE DR | 2025-09 | $670,000 | 1,884 | 59.9% |
| 15 BRENTWOOD DR | 2025-12 | $710,000 | 2,221 | 44.6% |
| 1025 BAYVIEW AVE | 2025-10 | $751,000 | 1,931 | 75.8% |
| 12 CARLYLE DR | 2025-07 | $700,000 | 1,970 | 79.0% |
| 265 CYPRESS DR | 2025-11 | $1,055,000 | 1,873 | 51.3% |
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