The Fair Share Report
72 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 $451,170 – $586,737, 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 $507,701 home should be assessed near $290,608.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $61,108 below what the ratio math suggests (21.0%).
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
34%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 |
|---|---|---|---|---|
| 129 SKYLINE LAKES DR | 2025-02 | $650,000 | 1,538 | 47.9% |
| 450 SKYLINE LAKES DR | 2026-03 | $408,000 | 1,660 | 60.7% |
| 239 SKYLINE LAKES DR | 2025-12 | $560,000 | 1,495 | 48.0% |
| 520 SKYLINE LAKES DR | 2025-09 | $451,000 | 1,418 | 52.1% |
| 213 LAKEVIEW AVE | 2025-11 | $525,000 | 1,414 | 55.5% |
| 33 WILDWOOD TER | 2025-02 | $500,000 | 1,594 | 52.8% |
| 8 BEECH CT | 2025-07 | $460,000 | 1,379 | 46.3% |
| 76 WINDBEAM AVE | 2025-11 | $615,000 | 1,421 | 40.2% |
| 24 OAKWOOD DR | 2025-09 | $480,000 | 1,680 | 48.0% |
| 13 ELLEN ST | 2025-12 | $495,000 | 1,528 | 37.8% |
| 16 WILDWOOD TER | 2026-04 | $530,000 | 1,408 | 43.3% |
| 38 LAKEVIEW AVE | 2025-11 | $275,000 | 1,393 | 74.8% |
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