The Fair Share Report
65 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 $685,176 – $850,899, 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 $736,404 home should be assessed near $526,750.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $105,750 below what the ratio math suggests (20.1%).
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
44%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 |
|---|---|---|---|---|
| 31 CENTER RD | 2025-01 | $670,000 | 1,936 | 54.8% |
| 2 RICHTER ST | 2025-04 | $600,000 | 2,010 | 66.6% |
| 6 ALPINE DR | 2025-12 | $655,000 | 2,110 | 60.4% |
| 12 FOXWOOD LN | 2025-06 | $775,000 | 2,024 | 52.9% |
| 5 FOXWOOD LN | 2026-05 | $833,000 | 2,047 | 48.1% |
| 27 CLOVER LN | 2025-07 | $745,000 | 2,080 | 51.6% |
| 51 MISTY MOUNTAIN RD | 2025-04 | $907,000 | 2,136 | 48.7% |
| 1 DOGWOOD TRL | 2025-12 | $660,000 | 1,928 | 54.0% |
| 24 MOSTYN RD | 2025-08 | $760,000 | 2,177 | 53.0% |
| 24 MISTY MOUNTAIN RD | 2025-07 | $750,000 | 2,376 | 63.4% |
| 31 RIDGE RD | 2025-02 | $705,000 | 2,096 | 56.6% |
| 7 PAMELA DR | 2026-06 | $750,000 | 1,956 | 50.8% |
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