The Fair Share Report
98 Pine St
Beverly, NJ 08010
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 $220,010 – $378,641, from 12 comparable Beverly 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 Beverly assessments sit below market value — republished every October, applied town-wide. A $274,600 home should be assessed near $161,822.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $878 above what the ratio math suggests (0.5%).
Step 4 · The tax rate — same for every Beverly home
$2.373 Schools · 48% $0.542 County · 11% $2.042 Town · 41%
Step 5 · The bill
This home vs. every recent Beverly sale · assessed ÷ market
33%79%
Paying about right
This home's ratio lands inside Beverly'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 |
|---|---|---|---|---|
| 434 JENNINGS ST | 2025-03 | $445,000 | 2,384 | 39.8% |
| 517 BENTLEY AVE | 2025-09 | $230,000 | 2,352 | 64.2% |
| 155 WARREN ST | 2025-10 | $415,000 | 2,232 | 36.3% |
| 228 SECOND ST | 2025-03 | $220,000 | 2,484 | 66.0% |
| 128 CHURCH ST | 2025-05 | $285,000 | 2,468 | 46.8% |
| 128 CHURCH ST | 2025-03 | $237,000 | 2,468 | 56.2% |
| 619 COOPER STREET | 2025-09 | $470,000 | 3,107 | 38.5% |
| 605-607-611 BROAD ST | 2026-05 | $285,000 | 1,888 | 47.3% |
| 70 PINE ST | 2025-12 | $289,900 | 2,520 | 60.4% |
| 230 COOPER ST | 2025-11 | $160,000 | 2,132 | 71.9% |
| 505 JENNINGS ST | 2026-03 | $250,000 | 2,763 | 57.4% |
| 161 WARREN ST | 2025-08 | $212,000 | 1,950 | 72.3% |
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