The Fair Share Report
98 Baldwin Ct
Bernards, NJ 07092
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 $472,059 – $589,617, 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 $518,541 home should be assessed near $493,236.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $19,236 below what the ratio math suggests (3.9%).
Step 4 · The tax rate — same for every Bernards home
$1.095 Schools · 65% $0.308 County · 18% $0.285 Town · 17%
Step 5 · The bill
This home vs. every recent Bernards sale · assessed ÷ market
75%106%
Paying about right
This home's ratio lands inside Bernards's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 51 CONKLING ST | 2025-04 | $650,000 | 1,456 | 99.9% |
| 51 CONKLING ST | 2025-01 | $570,900 | 1,456 | 113.8% |
| 63 ASPEN DR | 2025-06 | $555,555 | 1,443 | 97.7% |
| 62 ASPEN DR | 2025-04 | $592,000 | 1,443 | 85.4% |
| 254 PENNS WAY | 2026-04 | $500,000 | 1,400 | 93.0% |
| 267 ENGLISH PL | 2026-02 | $480,000 | 1,400 | 99.4% |
| 265 PENNS WAY | 2025-02 | $450,000 | 1,400 | 114.0% |
| 26 WOODWARD LN | 2026-04 | $500,000 | 1,396 | 100.3% |
| 334 ENGLISH PL | 2025-03 | $565,000 | 1,396 | 90.0% |
| 10 COUNTRYSIDE DR | 2025-05 | $495,000 | 1,534 | 94.2% |
| 3 VILLAGE DR | 2026-05 | $550,000 | 1,578 | 94.4% |
| 110 VILLAGE DR | 2026-05 | $554,000 | 1,578 | 87.7% |
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