The Fair Share Report
16 E St
Ringwood, NJ 07456
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 $479,537 – $530,375, from 12 comparable Ringwood 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 Ringwood assessments sit below market value — republished every October, applied town-wide. A $492,174 home should be assessed near $281,720.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $180,620 below what the ratio math suggests (64.1%).
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
14%71%
Keep quiet and enjoy it
This home's assessment ratio sits below the Ringwood pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 3 CANTERBURY RD | 2025-07 | $565,000 | 1,152 | 40.4% |
| 48 OLIVER PL | 2026-05 | $472,500 | 1,040 | 44.5% |
| 468 SKYLINE LAKES DR | 2025-01 | $389,000 | 864 | 47.9% |
| 354 SKYLINE LAKES DR | 2025-12 | $425,000 | 925 | 41.5% |
| 42 LAKEVIEW AVE | 2025-09 | $460,000 | 990 | 38.0% |
| 93 UPPER LAKEVIEW AVE | 2025-06 | $400,000 | 828 | 63.8% |
| 117 LAKEVIEW AVE | 2025-08 | $440,000 | 899 | 39.7% |
| 66 VOORHIS PL | 2025-02 | $220,000 | 1,132 | 86.2% |
| 1 SYLVAN LN | 2025-10 | $455,000 | 1,502 | 43.5% |
| 13 RIDGE PL | 2025-09 | $525,000 | 960 | 41.7% |
| 18 MT GLEN RD | 2025-02 | $280,000 | 1,126 | 74.0% |
| 18 SYLVAN LN | 2025-03 | $375,000 | 896 | 47.1% |
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