The Fair Share Report
71 Maple Rd
Ringwood, NJ 07456
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Ringwood's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $793,125 – $1,083,898, 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 $914,933 home should be assessed near $523,708.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $38,208 below what the ratio math suggests (7.3%).
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%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 53 PEQUOT RD | 2026-03 | $650,000 | 3,814 | 60.5% |
| 10 WEIR PL | 2025-04 | $545,000 | 3,640 | 74.6% |
| 107 CUPSAW DR | 2026-04 | $650,000 | 3,331 | 60.0% |
| 24 THE LOOP | 2026-05 | $750,000 | 3,818 | 59.4% |
| 324 CUPSAW DR | 2026-01 | $714,000 | 3,412 | 53.4% |
| 25 ALTA VISTA DR | 2026-03 | $800,000 | 3,230 | 52.5% |
| 128 CUPSAW AVE | 2025-12 | $645,000 | 2,879 | 54.1% |
| 101 COVENTRY WAY | 2025-07 | $975,000 | 3,834 | 66.0% |
| 96 COVENTRY WAY | 2025-08 | $984,888 | 4,463 | 54.9% |
| 146 CUPSAW DR | 2025-02 | $660,000 | 3,035 | 53.7% |
| 32 HARRISON MTN LK RD | 2026-03 | $1,140,000 | 4,678 | 44.0% |
| 58 BEARFORT TER | 2025-04 | $750,000 | 2,704 | 54.6% |
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