The Fair Share Report
56 Maple Rd
Ringwood, NJ 07456
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 $555,785 – $696,696, from 12 comparable Ringwood 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 Ringwood assessments sit below market value — republished every October, applied town-wide. A $605,599 home should be assessed near $346,645.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $72,845 below what the ratio math suggests (21.0%).
Step 4 · The tax rate — same for every Ringwood home
$2.546 Schools · 60% $0.780 County · 18% $0.933 Town · 22%
Step 5 · The bill
This home vs. every recent Ringwood sale · assessed ÷ market
34%71%
Paying about right
This home's ratio lands inside Ringwood'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 |
|---|---|---|---|---|
| 34 UPPER LAKEVIEW AVE | 2026-01 | $627,000 | 2,168 | 48.2% |
| 10 WINDBEAM LOOP | 2025-06 | $627,500 | 1,725 | 50.8% |
| 40 LENAPE RD | 2025-06 | $700,000 | 2,519 | 54.8% |
| 35 SMOKEY RIDGE RD | 2026-01 | $485,000 | 1,922 | 52.4% |
| 4 BIRCH RD | 2026-04 | $645,000 | 1,984 | 42.6% |
| 18 JUNIPER TER | 2026-04 | $640,000 | 2,075 | 50.8% |
| 18 JUNIPER TER | 2025-03 | $595,000 | 2,075 | 54.6% |
| 20 LENAPE RD | 2025-05 | $575,000 | 1,918 | 48.7% |
| 77 LAKEVIEW AVE | 2025-10 | $700,000 | 2,061 | 42.8% |
| 416 CUPSAW DR | 2025-04 | $506,000 | 1,877 | 51.1% |
| 48 BIRCH RD | 2025-10 | $610,000 | 2,002 | 42.2% |
| 9 MAPLE RD | 2025-12 | $650,000 | 1,523 | 41.9% |
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