The Fair Share Report
28 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 $618,815 – $742,189, 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 $660,460 home should be assessed near $378,047.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $13,953 above what the ratio math suggests (3.7%).
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 |
|---|---|---|---|---|
| 73 CEDAR RD | 2025-09 | $665,000 | 2,783 | 56.7% |
| 38 TULIP AVE | 2025-12 | $655,000 | 2,889 | 44.9% |
| 22 JAMES DR | 2025-04 | $710,000 | 2,995 | 51.7% |
| 7 LE BOUN BLVD | 2026-05 | $605,000 | 2,756 | 53.9% |
| 299 STONETOWN RD | 2026-04 | $685,000 | 3,172 | 50.7% |
| 174 CONKLINTOWN RD | 2026-02 | $730,000 | 2,772 | 47.5% |
| 93 EDWARD DR | 2025-11 | $690,000 | 2,348 | 50.0% |
| 4 WANAQUE TER | 2025-05 | $686,000 | 2,637 | 45.7% |
| 101 CHESHIRE LN | 2026-02 | $901,000 | 2,799 | 51.3% |
| 87 EDWARD DR | 2025-09 | $760,000 | 3,519 | 54.5% |
| 50 ROGER CT | 2026-04 | $750,000 | 2,970 | 47.3% |
| 8 BLACK ROCK TER | 2025-06 | $782,500 | 2,787 | 45.4% |
Is this your house?
Run your own report →