The Fair Share Report
44 Beech Rd
Randolph, NJ 07869
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 $703,887 – $921,628, 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 $831,038 home should be assessed near $594,441.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $137,841 below what the ratio math suggests (23.2%).
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
44%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 |
|---|---|---|---|---|
| 29 DOGWOOD TRL | 2025-07 | $710,000 | 2,304 | 66.7% |
| 24 MISTY MOUNTAIN RD | 2025-07 | $750,000 | 2,376 | 63.4% |
| 243 DOVER-CHESTER RD | 2025-09 | $639,000 | 2,340 | 51.7% |
| 19 CHESTNUT HILL RD | 2026-02 | $779,900 | 2,274 | 52.3% |
| 3 OVERBROOK RD | 2026-06 | $960,000 | 2,294 | 52.8% |
| 5 ELAINE CT | 2026-03 | $885,000 | 2,392 | 52.0% |
| 15 SOUTHVIEW RD | 2026-03 | $910,000 | 2,315 | 46.9% |
| 15 OLD CHIMNEY RD | 2025-06 | $815,000 | 2,236 | 57.5% |
| 6 ALPINE DR | 2025-12 | $655,000 | 2,110 | 60.4% |
| 7 HOLLY DR | 2025-11 | $935,000 | 2,196 | 57.9% |
| 11 HILLCREST DR | 2026-01 | $815,000 | 2,420 | 61.0% |
| 2 CHESTNUT HILL RD | 2026-04 | $890,000 | 2,229 | 51.3% |
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