The Fair Share Report
31 Combs Ave
Randolph, NJ 07945
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 $1,140,870 – $1,482,574, from 12 comparable Randolph sales in the past 18 months, at this home's 3,933 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Randolph assessments sit below market value — republished every October, applied town-wide. A $1,456,307 home should be assessed near $1,041,696.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $276,596 below what the ratio math suggests (26.6%).
Step 4 · The tax rate — same for every Randolph home
$2.060 Schools · 70% $0.309 County · 11% $0.562 Town · 19%
Step 5 · The bill
This home vs. every recent Randolph sale · assessed ÷ market
45%88%
Paying about right
This home's ratio lands inside Randolph'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 |
|---|---|---|---|---|
| 53 BARBARA DR | 2025-09 | $1,450,000 | 3,780 | 54.8% |
| 14 SHADOWBROOK WAY | 2026-06 | $1,685,000 | 4,470 | 51.8% |
| 1 TROUT BROOK LN | 2026-05 | $1,275,000 | 3,364 | 58.0% |
| 165 DOVER-CHESTER RD | 2025-05 | $1,230,000 | 4,288 | 68.2% |
| 10 EDINBURGH DR | 2025-06 | $1,150,000 | 3,252 | 56.5% |
| 34 WILKESHIRE BLVD | 2025-11 | $1,065,000 | 3,570 | 62.5% |
| 25 QUAIL RUN | 2025-07 | $1,500,000 | 4,051 | 65.0% |
| 41 ARNOLD DR | 2025-04 | $1,430,000 | 4,118 | 62.0% |
| 25 CASTLE CT | 2025-07 | $950,000 | 3,275 | 71.3% |
| 5 EDGEWOOD TER | 2025-10 | $870,000 | 3,077 | 70.7% |
| 49 HERITAGE CT | 2026-04 | $1,180,000 | 3,184 | 56.5% |
| 12 TROUT BROOK LN | 2025-04 | $1,205,000 | 3,242 | 61.1% |
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