The Fair Share Report
23 Windbeam Loop
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 $531,622 – $636,380, 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 $575,214 home should be assessed near $329,252.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $28,052 below what the ratio math suggests (8.5%).
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 |
|---|---|---|---|---|
| 18 JUNIPER TER | 2026-04 | $640,000 | 2,075 | 50.8% |
| 18 JUNIPER TER | 2025-03 | $595,000 | 2,075 | 54.6% |
| 6 CATHERINE CT | 2025-08 | $525,000 | 1,953 | 58.3% |
| 110 FIELDSTONE DR | 2025-09 | $770,000 | 2,116 | 44.7% |
| 30 BUENA VISTA DR | 2025-01 | $560,000 | 2,064 | 54.3% |
| 55 SERPENTINE RD | 2025-09 | $645,000 | 1,924 | 44.5% |
| 416 CUPSAW DR | 2025-04 | $506,000 | 1,877 | 51.1% |
| 68 MARCIA RD | 2026-04 | $612,444 | 2,133 | 47.3% |
| 553 STONETOWN RD | 2025-11 | $524,000 | 1,680 | 50.5% |
| 241 BUENA VISTA DR | 2025-10 | $475,000 | 1,826 | 54.4% |
| 348 CONKLINTOWN RD | 2026-01 | $475,000 | 2,048 | 57.3% |
| 86 KRAFT PL | 2025-12 | $535,000 | 2,096 | 53.5% |
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