The Fair Share Report
6 Cherry Ln
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.
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Step 1 · Market value
Likely range $777,795 – $932,005, from 12 comparable Randolph sales in the past 18 months, at this home's 2,524 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 $848,857 home should be assessed near $607,187.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $58,787 below what the ratio math suggests (9.7%).
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 |
|---|---|---|---|---|
| 25 BUDD ST | 2026-04 | $860,000 | 2,329 | 54.7% |
| 24 MISTY MOUNTAIN RD | 2025-07 | $750,000 | 2,376 | 63.4% |
| 82 RADTKE RD | 2025-09 | $640,000 | 2,525 | 64.4% |
| 4A SOUTHVIEW RD | 2026-04 | $830,000 | 2,511 | 61.6% |
| 20 HARMONY RD | 2025-07 | $650,000 | 2,638 | 59.8% |
| 170 MORRIS TPKE | 2026-05 | $865,000 | 2,572 | 46.0% |
| 5 ELAINE CT | 2026-03 | $885,000 | 2,392 | 52.0% |
| 114 SHADY LN | 2025-12 | $860,000 | 2,442 | 55.0% |
| 11 HILLCREST DR | 2026-01 | $815,000 | 2,420 | 61.0% |
| 12 ALCOR RD | 2025-09 | $850,000 | 2,679 | 55.0% |
| 29 DOGWOOD TRL | 2025-07 | $710,000 | 2,304 | 66.7% |
| 107 HIGH ST | 2026-03 | $1,100,000 | 2,156 | 38.4% |
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