The Fair Share Report
5 Pendleton Ct
Bedminster, NJ 07921
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 $351,806 – $438,860, from 12 comparable Bedminster 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 Bedminster assessments sit below market value — republished every October, applied town-wide. A $405,150 home should be assessed near $402,071.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $51,971 below what the ratio math suggests (12.9%).
Step 4 · The tax rate — same for every Bedminster home
$0.618 Schools · 51% $0.301 County · 25% $0.285 Town · 24%
This home's own bill implies $1.132 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Bedminster sale · assessed ÷ market
74%107%
Paying about right
This home's ratio lands inside Bedminster'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 |
|---|---|---|---|---|
| 18 PINE COURT | 2026-06 | $435,000 | 926 | 88.5% |
| 32 SPRUCE COURT | 2026-04 | $405,000 | 926 | 92.6% |
| 33 FOXWOOD COURT | 2026-06 | $420,000 | 943 | 92.2% |
| 1 CROSSFIELD COURT | 2025-03 | $310,000 | 943 | 117.6% |
| 48 MORGAN COURT | 2026-06 | $415,000 | 901 | 92.0% |
| 64 ENCAMPMENT DRIVE | 2026-03 | $425,000 | 901 | 89.2% |
| 22 MORGAN COURT | 2026-01 | $370,000 | 901 | 101.9% |
| 7 MORGAN COURT | 2025-02 | $390,000 | 901 | 96.3% |
| 9 HIGH POND LANE | 2026-02 | $460,000 | 913 | 82.5% |
| 18 WENTWORTH ROAD | 2025-04 | $380,000 | 977 | 94.2% |
| 36 STEVENS COURT | 2026-02 | $372,000 | 871 | 95.6% |
| 25 ACADEMY COURT | 2026-03 | $360,000 | 1,006 | 99.0% |
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