The Fair Share Report
58 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 $576,363 – $640,339, 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 $610,797 home should be assessed near $436,903.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $65,703 below what the ratio math suggests (15.0%).
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 |
|---|---|---|---|---|
| 12 CRESTWOOD DR | 2025-09 | $725,570 | 1,648 | 52.1% |
| 1473 SUSSEX TPKE | 2025-07 | $555,000 | 1,778 | 61.9% |
| 1 DOGWOOD TRL | 2025-12 | $660,000 | 1,928 | 54.0% |
| 136 PARK AVE | 2025-09 | $587,000 | 1,702 | 56.2% |
| 7 PAMELA DR | 2026-06 | $750,000 | 1,956 | 50.8% |
| 1 PAMELA DR | 2025-12 | $665,000 | 1,956 | 54.0% |
| 11 MAC SPAR DR | 2025-09 | $729,000 | 1,838 | 52.9% |
| 35 CLEAR VIEW DR | 2025-08 | $651,000 | 1,817 | 59.5% |
| 2 RICHTER ST | 2025-04 | $600,000 | 2,010 | 66.6% |
| 46 W HANOVER AVE | 2026-04 | $630,000 | 1,902 | 54.2% |
| 46 W HANOVER AVE | 2026-01 | $487,500 | 1,902 | 70.0% |
| 265 MILLBROOK AVE | 2025-06 | $515,400 | 1,572 | 53.9% |
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