The Fair Share Report
47 Beech Rd
Randolph, NJ 07869
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Randolph's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $510,435 – $679,464, from 12 comparable Randolph sales in the past 18 months, at this home's 1,480 sq ft.
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 $585,505 home should be assessed near $418,812.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $2,688 above what the ratio math suggests (0.6%).
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%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 41 CLEAR VIEW DR | 2025-09 | $651,000 | 1,418 | 56.8% |
| 19 ZANDER LN | 2026-01 | $390,000 | 1,562 | 86.7% |
| 107 SHADY LN | 2025-07 | $822,000 | 1,526 | 53.4% |
| 136 PARK AVE | 2025-09 | $587,000 | 1,702 | 56.2% |
| 265 MILLBROOK AVE | 2025-06 | $515,400 | 1,572 | 53.9% |
| 25 CENTER GROVE RD | 2025-11 | $550,000 | 1,456 | 53.4% |
| 1473 SUSSEX TPKE | 2025-07 | $555,000 | 1,778 | 61.9% |
| 4 CHERRY LN | 2026-04 | $550,000 | 1,358 | 65.9% |
| 93 HILLTOP DR | 2025-10 | $631,000 | 1,595 | 50.9% |
| 12 CRESTWOOD DR | 2025-09 | $725,570 | 1,648 | 52.1% |
| 93 EVERDALE RD | 2025-06 | $690,000 | 1,336 | 49.8% |
| 35 MISTY MOUNTAIN RD | 2025-09 | $735,000 | 1,476 | 50.4% |
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