The Fair Share Report
7 Maple Dr
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 $842,080 – $903,910, 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 $875,266 home should be assessed near $626,078.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $176,478 below what the ratio math suggests (28.2%).
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%
Keep quiet and enjoy it
This home's assessment ratio sits below the Randolph pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 14 ALBERT CT | 2025-05 | $839,000 | 2,448 | 74.3% |
| 5 ALBERT CT | 2026-02 | $780,000 | — | 77.5% |
| 28 ALBERT CT | 2025-03 | $725,000 | 2,328 | 73.7% |
| 37 ALBERT CT | 2025-01 | $785,000 | 2,322 | 72.5% |
| 11 FLOWER HORN BLVD | 2026-02 | $754,321 | 2,264 | 76.0% |
| 41 ALBERT CT | 2025-05 | $687,000 | 2,114 | 73.0% |
| 24 PARKVIEW RD | 2025-08 | $875,000 | 2,659 | 61.1% |
| 16 BARNEY ST | 2025-09 | $780,000 | 2,788 | 57.5% |
| 31 DOVER-CHESTER RD | 2025-07 | $900,000 | 2,794 | 57.6% |
| 11 COTTONWOOD DR | 2025-09 | $780,000 | 2,694 | 58.9% |
| 4 ALBERT CT | 2025-01 | $650,000 | 1,930 | 66.3% |
| 18 BROMPTON PL | 2025-08 | $675,000 | 1,914 | 67.3% |
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