The Fair Share Report
41 Windbeam 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 $379,191 – $563,436, 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 $461,058 home should be assessed near $263,910.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $46,010 below what the ratio math suggests (17.4%).
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
33%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 |
|---|---|---|---|---|
| 8 CEDAR RD | 2025-08 | $525,000 | 1,404 | 45.6% |
| 64 BELLOT RD | 2026-02 | $515,000 | 1,164 | 43.7% |
| 58 HILLSIDE RD | 2025-07 | $510,000 | 1,160 | 43.5% |
| 18 MT GLEN RD | 2025-02 | $280,000 | 1,126 | 74.0% |
| 257 CUPSAW DR | 2026-01 | $780,000 | 1,457 | 44.1% |
| 13 ELLEN ST | 2025-12 | $495,000 | 1,528 | 37.8% |
| 31 WEIR PL | 2026-04 | $635,000 | 1,194 | 35.8% |
| 13 MT GLEN RD | 2025-02 | $300,000 | 1,660 | 53.3% |
| 390 LAKEVIEW AVE | 2026-05 | $450,000 | 1,410 | 52.3% |
| 78 WOODLAND RD | 2026-05 | $300,000 | 950 | 68.1% |
| 213 LAKEVIEW AVE | 2025-11 | $525,000 | 1,414 | 55.5% |
| 76 WINDBEAM AVE | 2025-11 | $615,000 | 1,421 | 40.2% |
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