The Fair Share Report
26 Pine Ct
Bedminster, NJ 07092
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.
This home's payments are about right
It sits inside Bedminster's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $366,245 – $450,447, from 12 comparable Bedminster 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 Bedminster assessments sit below market value — republished every October, applied town-wide. A $399,595 home should be assessed near $396,558.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $31,458 below what the ratio math suggests (7.9%).
Step 4 · The tax rate — same for every Bedminster home
$0.618 Schools · 51% $0.301 County · 25% $0.285 Town · 24%
This home's own bill implies $1.122 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Bedminster sale · assessed ÷ market
76%107%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 4 PINE COURT | 2025-01 | $405,000 | 1,000 | 86.8% |
| 18 WENTWORTH ROAD | 2025-04 | $380,000 | 977 | 94.2% |
| 25 ACADEMY COURT | 2026-03 | $360,000 | 1,006 | 99.0% |
| 25 ACADEMY COURT | 2025-01 | $300,000 | 1,006 | 118.8% |
| 1 DANBURY COURT | 2026-06 | $385,000 | 1,006 | 94.7% |
| 36 ENCAMPMENT DRIVE | 2026-01 | $391,000 | 1,006 | 91.1% |
| 19 PHEASANT BROOK COURT | 2025-06 | $450,000 | 1,002 | 97.8% |
| 29 WOOD DUCK POND ROAD | 2025-01 | $485,000 | 1,002 | 95.5% |
| 33 FOXWOOD COURT | 2026-06 | $420,000 | 943 | 92.2% |
| 1 CROSSFIELD COURT | 2025-03 | $310,000 | 943 | 117.6% |
| 20 CRESTMONT ROAD | 2026-06 | $418,000 | 1,022 | 84.7% |
| 18 PINE COURT | 2026-06 | $435,000 | 926 | 88.5% |
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