The Fair Share Report
24 The 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 $777,519 – $913,523, from 12 comparable Ringwood sales in the past 18 months, at this home's 3,818 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 $824,505 home should be assessed near $471,947.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $26,447 below what the ratio math suggests (5.6%).
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%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 |
|---|---|---|---|---|
| 199 STONETOWN RD | 2025-09 | $715,000 | 3,511 | 56.5% |
| 25 ALTA VISTA DR | 2026-03 | $800,000 | 3,230 | 52.5% |
| 96 COVENTRY WAY | 2025-08 | $984,888 | 4,463 | 54.9% |
| 87 EDWARD DR | 2025-09 | $760,000 | 3,519 | 54.5% |
| 101 COVENTRY WAY | 2025-07 | $975,000 | 3,834 | 66.0% |
| 1 CHESHIRE LN | 2025-12 | $797,000 | 3,331 | 57.0% |
| 106 BUENA VISTA DR | 2025-02 | $680,000 | 3,515 | 59.5% |
| 108 CHESHIRE LN | 2025-06 | $820,000 | 3,094 | 52.6% |
| 21 LITTLE BIG HORN | 2025-01 | $720,000 | 3,518 | 62.8% |
| 53 PEQUOT RD | 2026-03 | $650,000 | 3,814 | 60.5% |
| 324 CUPSAW DR | 2026-01 | $714,000 | 3,412 | 53.4% |
| 22 JAMES DR | 2025-04 | $710,000 | 2,995 | 51.7% |
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