The Fair Share Report
2 Custer Dr
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 $564,379 – $660,144, 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 $633,963 home should be assessed near $362,880.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $29,080 below what the ratio math suggests (8.0%).
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%71%
Paying about right
This home's ratio lands inside Ringwood'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 |
|---|---|---|---|---|
| 2 FOUNTAIN DR | 2025-08 | $675,000 | 2,188 | 42.4% |
| 110 FIELDSTONE DR | 2025-09 | $770,000 | 2,116 | 44.7% |
| 30 SERPENTINE RD | 2025-06 | $705,000 | 2,324 | 49.8% |
| 30 BUENA VISTA DR | 2025-01 | $560,000 | 2,064 | 54.3% |
| 320 STONETOWN RD | 2025-07 | $698,105 | 2,340 | 42.0% |
| 111 BUENA VISTA DR | 2025-08 | $480,000 | 2,377 | 64.3% |
| 55 SERPENTINE RD | 2025-09 | $645,000 | 1,924 | 44.5% |
| 68 MARCIA RD | 2026-04 | $612,444 | 2,133 | 47.3% |
| 18 JUNIPER TER | 2026-04 | $640,000 | 2,075 | 50.8% |
| 18 JUNIPER TER | 2025-03 | $595,000 | 2,075 | 54.6% |
| 93 EDWARD DR | 2025-11 | $690,000 | 2,348 | 50.0% |
| 6 OAKWOOD DR | 2026-01 | $585,000 | 1,866 | 44.7% |
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