The Fair Share Report
46 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 $781,298 – $922,936, 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 $843,626 home should be assessed near $603,446.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $111,946 below what the ratio math suggests (18.6%).
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 |
|---|---|---|---|---|
| 24 MISTY MOUNTAIN RD | 2025-07 | $750,000 | 2,376 | 63.4% |
| 5 ELAINE CT | 2026-03 | $885,000 | 2,392 | 52.0% |
| 11 HILLCREST DR | 2026-01 | $815,000 | 2,420 | 61.0% |
| 82 RADTKE RD | 2025-09 | $640,000 | 2,525 | 64.4% |
| 6 CHERRY LN | 2025-12 | $920,000 | 2,524 | 59.6% |
| 114 SHADY LN | 2025-12 | $860,000 | 2,442 | 55.0% |
| 29 DOGWOOD TRL | 2025-07 | $710,000 | 2,304 | 66.7% |
| 243 DOVER-CHESTER RD | 2025-09 | $639,000 | 2,340 | 51.7% |
| 12 ALCOR RD | 2025-09 | $850,000 | 2,679 | 55.0% |
| 5 LOOKOUT RD | 2025-05 | $910,000 | 2,588 | 58.7% |
| 15 SOUTHVIEW RD | 2026-03 | $910,000 | 2,315 | 46.9% |
| 3 SPRINGHILL RD | 2026-03 | $870,000 | 2,762 | 64.1% |
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