The Fair Share Report
63 Windbeam Loop
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 $632,549 – $835,283, 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 $742,368 home should be assessed near $424,931.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $78,331 below what the ratio math suggests (18.4%).
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
36%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 |
|---|---|---|---|---|
| 58 BEARFORT TER | 2025-04 | $750,000 | 2,704 | 54.6% |
| 107 HIGH MTN RD | 2025-06 | $590,000 | 2,449 | 49.5% |
| 58 UPPER LAKEVIEW AVE | 2025-04 | $560,000 | 2,293 | 46.8% |
| 146 CUPSAW DR | 2025-02 | $660,000 | 3,035 | 53.7% |
| 10 JOSEPH LN | 2025-09 | $820,000 | 2,595 | 43.1% |
| 48 BIRCH RD | 2025-10 | $610,000 | 2,002 | 42.2% |
| 69 BUENA VISTA DR | 2026-06 | $694,000 | 2,554 | 43.5% |
| 128 CUPSAW AVE | 2025-12 | $645,000 | 2,879 | 54.1% |
| 8 BLACK ROCK TER | 2025-06 | $782,500 | 2,787 | 45.4% |
| 105 UPPER LAKEVIEW AVE | 2025-08 | $738,900 | 2,335 | 51.1% |
| 2 OAKWOOD DR | 2025-06 | $475,000 | 2,288 | 57.2% |
| 20 LENAPE RD | 2025-05 | $575,000 | 1,918 | 48.7% |
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