The Fair Share Report
74 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 $614,750 – $771,847, 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 $712,121 home should be assessed near $407,618.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $23,618 below what the ratio math suggests (5.8%).
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%
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 |
|---|---|---|---|---|
| 50 ROGER CT | 2026-04 | $750,000 | 2,970 | 47.3% |
| 8 BLACK ROCK TER | 2025-06 | $782,500 | 2,787 | 45.4% |
| 58 BEARFORT TER | 2025-04 | $750,000 | 2,704 | 54.6% |
| 191 BUENA VISTA DR | 2025-01 | $605,000 | 2,536 | 49.3% |
| 7 LE BOUN BLVD | 2026-05 | $605,000 | 2,756 | 53.9% |
| 76 CATHERINE CT | 2025-06 | $635,600 | 2,411 | 44.5% |
| 128 CUPSAW AVE | 2025-12 | $645,000 | 2,879 | 54.1% |
| 324 CUPSAW DR | 2026-01 | $714,000 | 3,412 | 53.4% |
| 10 JOSEPH LN | 2025-09 | $820,000 | 2,595 | 43.1% |
| 4 DOLORES DR | 2025-10 | $620,000 | 2,407 | 52.3% |
| 107 CUPSAW DR | 2026-04 | $650,000 | 3,331 | 60.0% |
| 27 BEAR MTN RD | 2026-05 | $621,000 | 2,300 | 49.5% |
Is this your house?
Run your own report →