The Fair Share Report
40 Brook Dr
Randolph, NJ 07950
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.
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Step 1 · Market value
Likely range $479,458 – $572,909, 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 $515,854 home should be assessed near $368,990.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $132,990 below what the ratio math suggests (36.0%).
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
36%88%
Keep quiet and enjoy it
This home's assessment ratio sits below the Randolph 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 |
|---|---|---|---|---|
| 6 ELM PL | 2025-09 | $545,000 | 1,178 | 48.2% |
| 9 E ELIZABETH DR | 2026-04 | $500,000 | 1,056 | 60.3% |
| 21 BIRCHWOOD RD | 2025-06 | $626,000 | 1,340 | 47.9% |
| 12 WALNUT ST | 2025-03 | $590,000 | 1,120 | 51.1% |
| 17 SUNSET DR | 2025-08 | $570,999 | 1,380 | 54.5% |
| 381 S MORRIS ST | 2025-05 | $500,000 | 1,592 | 59.7% |
| 4 CHERRY LN | 2026-04 | $550,000 | 1,358 | 65.9% |
| 22 BIRCHWOOD RD | 2025-06 | $625,500 | 1,449 | 51.1% |
| 70 SANFORD DR | 2025-04 | $550,000 | 1,316 | 51.6% |
| 46 BROOK DR | 2025-08 | $515,000 | 912 | 43.6% |
| 4 ELM PL | 2025-04 | $570,000 | 1,658 | 55.6% |
| 35 MISTY MOUNTAIN RD | 2025-09 | $735,000 | 1,476 | 50.4% |
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