The Fair Share Report
56 Beech Rd
Randolph, NJ 07950
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 $617,114 – $799,762, 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 $640,830 home should be assessed near $458,386.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $70,486 below what the ratio math suggests (15.4%).
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
43%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 |
|---|---|---|---|---|
| 1134 SUSSEX TPKE | 2026-04 | $780,000 | 1,872 | 41.9% |
| 1 DOGWOOD TRL | 2025-12 | $660,000 | 1,928 | 54.0% |
| 7 PAMELA DR | 2026-06 | $750,000 | 1,956 | 50.8% |
| 31 CENTER RD | 2025-01 | $670,000 | 1,936 | 54.8% |
| 1 PAMELA DR | 2025-12 | $665,000 | 1,956 | 54.0% |
| 6 ALPINE DR | 2025-12 | $655,000 | 2,110 | 60.4% |
| 15 LONGHILL RD | 2025-07 | $850,000 | 2,024 | 49.5% |
| 1473 SUSSEX TPKE | 2025-07 | $555,000 | 1,778 | 61.9% |
| 2 RICHTER ST | 2025-04 | $600,000 | 2,010 | 66.6% |
| 31 RIDGE RD | 2025-02 | $705,000 | 2,096 | 56.6% |
| 7 HOLLY DR | 2025-11 | $935,000 | 2,196 | 57.9% |
| 3 WINDING WAY | 2025-04 | $1,075,000 | 2,078 | 48.7% |
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