The Fair Share Report
98 Spinnaker Ct
Berkeley, NJ 07013
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 $522,584 – $753,281, 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 $549,616 home should be assessed near $291,022.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $263,278 above what the ratio math suggests (90.5%).
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%112%
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 $6,819/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 3 DRAKE DR | 2025-09 | $670,000 | 1,884 | 59.9% |
| 1025 BAYVIEW AVE | 2025-10 | $751,000 | 1,931 | 75.8% |
| 12 CARLYLE DR | 2025-07 | $700,000 | 1,970 | 79.0% |
| 519 TRENTON AVE SOUTH | 2025-08 | $500,000 | 1,920 | 51.5% |
| 26 SWINDON CT | 2025-05 | $478,000 | 2,198 | 45.7% |
| 409 BIRCH ST | 2025-05 | $482,500 | 1,800 | 56.3% |
| 380 TRENTON AVE NORTH | 2026-06 | $615,000 | 2,160 | 46.9% |
| 16 SANDHURST CT | 2025-09 | $522,000 | 1,928 | 45.9% |
| 68 MALLARD RD | 2025-03 | $405,000 | 2,050 | 58.8% |
| 259 CYPRESS DR | 2025-08 | $900,000 | 2,042 | 51.1% |
| 265 CYPRESS DR | 2025-11 | $1,055,000 | 1,873 | 51.3% |
| 220 EDWARD AVE | 2026-02 | $595,000 | 1,990 | 42.3% |
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