The Fair Share Report
29 Pine Pl
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 $571,600 – $691,801, 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 $634,553 home should be assessed near $363,218.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $55,218 below what the ratio math suggests (15.2%).
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 |
|---|---|---|---|---|
| 208 CUPSAW DR | 2025-06 | $575,000 | 2,094 | 47.3% |
| 25 WHALEBACK TER | 2025-05 | $700,500 | 2,414 | 47.1% |
| 4 WANAQUE TER | 2025-05 | $686,000 | 2,637 | 45.7% |
| 154 CUPSAW DR | 2025-06 | $580,000 | 1,893 | 43.7% |
| 7 LE BOUN BLVD | 2026-05 | $605,000 | 2,756 | 53.9% |
| 68 MARCIA RD | 2026-04 | $612,444 | 2,133 | 47.3% |
| 27 BEAR MTN RD | 2026-05 | $621,000 | 2,300 | 49.5% |
| 110 FIELDSTONE DR | 2025-09 | $770,000 | 2,116 | 44.7% |
| 8 PROGRESS PL | 2026-03 | $500,000 | 2,224 | 53.5% |
| 76 CATHERINE CT | 2025-06 | $635,600 | 2,411 | 44.5% |
| 30 BUENA VISTA DR | 2025-01 | $560,000 | 2,064 | 54.3% |
| 105 UPPER LAKEVIEW AVE | 2025-08 | $738,900 | 2,335 | 51.1% |
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