The Fair Share Report
35 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 $616,645 – $729,165, from 12 comparable Randolph 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 Randolph assessments sit below market value — republished every October, applied town-wide. A $662,264 home should be assessed near $473,717.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $82,917 below what the ratio math suggests (17.5%).
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 |
|---|---|---|---|---|
| 42 EVERDALE RD | 2026-04 | $730,000 | 1,684 | 53.9% |
| 17 CALAIS RD | 2026-01 | $485,000 | 1,808 | 67.0% |
| 95 MORRIS TPKE | 2025-09 | $610,000 | 1,842 | 58.5% |
| 46 OAK LN | 2025-02 | $675,000 | 2,050 | 62.1% |
| 51 SCHOOL HOUSE RD | 2025-04 | $725,000 | 1,771 | 57.0% |
| 18 BROMPTON PL | 2025-08 | $675,000 | 1,914 | 67.3% |
| 66 ALBERT CT | 2025-06 | $700,000 | 1,914 | 64.5% |
| 2 ALBERT CT | 2025-05 | $680,000 | 1,914 | 70.0% |
| 20 BROMPTON PL | 2025-02 | $730,000 | 1,914 | 63.7% |
| 47 BUCKINGHAM CT | 2025-01 | $575,000 | 1,922 | 63.5% |
| 19 RIDGEWOOD DR | 2025-11 | $620,000 | 1,855 | 58.5% |
| 43 RIDGEWOOD DR | 2025-09 | $650,000 | 1,855 | 55.0% |
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