The Fair Share Report
28 Pine Ct
Bedminster, NJ 07921
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 $442,984 – $499,985, 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 $473,118 home should be assessed near $469,522.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $108,422 below what the ratio math suggests (23.1%).
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 $1.123 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
67%107%
Keep quiet and enjoy it
This home's assessment ratio sits below the Bedminster 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 |
|---|---|---|---|---|
| 15 CRESTMONT ROAD | 2025-02 | $390,000 | 1,087 | 103.2% |
| 412 CARDINAL LANE | 2026-05 | $495,000 | 1,109 | 84.7% |
| 14 TORY COURT | 2026-04 | $470,000 | 1,079 | 85.8% |
| 42 FIELDSTONE ROAD | 2026-04 | $501,000 | 1,116 | 88.0% |
| 52 FIELDSTONE ROAD | 2025-03 | $480,000 | 1,116 | 96.3% |
| 7 QUAIL BROOK COURT | 2026-04 | $520,000 | 1,124 | 89.8% |
| 80 WENDOVER COURT | 2026-05 | $500,000 | 1,064 | 87.8% |
| 60 WENTWORTH ROAD | 2026-06 | $420,000 | 1,063 | 87.3% |
| 30 BIRCHWOOD ROAD | 2025-05 | $463,000 | 1,160 | 94.7% |
| 25 CRESTMONT ROAD | 2026-03 | $475,000 | 1,026 | 87.2% |
| 31 BENTLEY COURT | 2025-01 | $430,000 | 1,026 | 100.7% |
| 5 BENTLEY COURT | 2025-01 | $445,000 | 1,026 | 97.3% |
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