The Fair Share Report
65 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 $530,297 – $630,100, 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 $609,930 home should be assessed near $349,124.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $33,124 below what the ratio math suggests (9.5%).
Step 4 · The tax rate — same for every Ringwood home
$2.546 Schools · 60% $0.780 County · 18% $0.933 Town · 22%
This home's own bill implies $4.180 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
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 |
|---|---|---|---|---|
| 8 PROGRESS PL | 2026-03 | $500,000 | 2,224 | 53.5% |
| 27 BEAR MTN RD | 2026-05 | $621,000 | 2,300 | 49.5% |
| 86 KRAFT PL | 2025-12 | $535,000 | 2,096 | 53.5% |
| 348 CONKLINTOWN RD | 2026-01 | $475,000 | 2,048 | 57.3% |
| 10 JOSEPH LN | 2025-09 | $820,000 | 2,595 | 43.1% |
| 58 BEARFORT TER | 2025-04 | $750,000 | 2,704 | 54.6% |
| 68 MARCIA RD | 2026-04 | $612,444 | 2,133 | 47.3% |
| 107 HIGH MTN RD | 2025-06 | $590,000 | 2,449 | 49.5% |
| 76 CATHERINE CT | 2025-06 | $635,600 | 2,411 | 44.5% |
| 24 FOUNTAIN DR | 2026-02 | $545,000 | 1,900 | 48.8% |
| 54 ALTA VISTA DR | 2025-09 | $520,000 | 1,924 | 48.8% |
| 191 BUENA VISTA DR | 2025-01 | $605,000 | 2,536 | 49.3% |
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