The Fair Share Report
70 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 $305,331 – $457,143, from 12 comparable Ringwood sales in the past 18 months, at this home's 960 sq ft.
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 $432,222 home should be assessed near $247,404.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $40,004 below what the ratio math suggests (16.2%).
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%73%
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 |
|---|---|---|---|---|
| 13 RIDGE PL | 2025-09 | $525,000 | 960 | 41.7% |
| 18 SYLVAN LN | 2025-03 | $375,000 | 896 | 47.1% |
| 45 WINDBEAM AVE | 2025-06 | $385,000 | 837 | 48.5% |
| 31 WEIR PL | 2026-04 | $635,000 | 1,194 | 35.8% |
| 48 OLIVER PL | 2026-05 | $472,500 | 1,040 | 44.5% |
| 1 VAN DUNK LN | 2025-06 | $213,000 | 1,008 | 34.3% |
| 38 VAN DUNK LN | 2025-11 | $200,000 | 1,008 | 39.0% |
| 219 SKYLINE LAKES DR | 2025-10 | $620,000 | 1,302 | 41.3% |
| 354 SKYLINE LAKES DR | 2025-12 | $425,000 | 925 | 41.5% |
| 18 MT GLEN RD | 2025-02 | $280,000 | 1,126 | 74.0% |
| 78 WOODLAND RD | 2026-05 | $300,000 | 950 | 68.1% |
| 468 SKYLINE LAKES DR | 2025-01 | $389,000 | 864 | 47.9% |
Is this your house?
Run your own report →