The Fair Share Report
10 Windbeam Loop
Ringwood, NJ 07456
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
A touch high — but not appeal-worthy
Above most of Ringwood, but below NJ's legal appeal line (65.83%), where a case becomes winnable.
Step 1 · Market value
Likely range $462,715 – $560,799, from 12 comparable Ringwood sales in the past 18 months, at this home's 1,725 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Ringwood assessments sit below market value — republished every October, applied town-wide. A $498,881 home should be assessed near $285,559.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $33,041 above what the ratio math suggests (11.6%).
Step 4 · The tax rate — same for every Ringwood home
$2.546 Schools · 60% $0.780 County · 18% $0.933 Town · 22%
Step 5 · The bill
This home vs. every recent Ringwood sale · assessed ÷ market
36%74%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 9 MAPLE RD | 2025-12 | $650,000 | 1,523 | 41.9% |
| 241 BUENA VISTA DR | 2025-10 | $475,000 | 1,826 | 54.4% |
| 34 UPPER LAKEVIEW AVE | 2026-01 | $627,000 | 2,168 | 48.2% |
| 553 STONETOWN RD | 2025-11 | $524,000 | 1,680 | 50.5% |
| 35 SMOKEY RIDGE RD | 2026-01 | $485,000 | 1,922 | 52.4% |
| 24 OAKWOOD DR | 2025-09 | $480,000 | 1,680 | 48.0% |
| 29 CEDAR RD | 2025-06 | $580,000 | 1,710 | 46.0% |
| 450 SKYLINE LAKES DR | 2026-03 | $408,000 | 1,660 | 60.7% |
| 11 BEECH CT | 2025-09 | $500,000 | 1,864 | 49.7% |
| 20 LENAPE RD | 2025-05 | $575,000 | 1,918 | 48.7% |
| 416 CUPSAW DR | 2025-04 | $506,000 | 1,877 | 51.1% |
| 33 WILDWOOD TER | 2025-02 | $500,000 | 1,594 | 52.8% |
Is this your house?
Run your own report →