The Fair Share Report
75 Willow Dr
Bedminster, NJ 07921
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 $606,094 – $868,244, from 12 comparable Bedminster 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 Bedminster assessments sit below market value — republished every October, applied town-wide. A $748,982 home should be assessed near $743,290.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $210,210 above what the ratio math suggests (28.3%).
Step 4 · The tax rate — same for every Bedminster home
$0.618 Schools · 51% $0.301 County · 25% $0.285 Town · 24%
This home's own bill implies $1.140 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Bedminster sale · assessed ÷ market
79%163%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $2,531/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 5 BRIGHTWOOD LANE | 2025-04 | $740,000 | 1,878 | 97.2% |
| 42 STONE RUN ROAD | 2026-06 | $565,000 | 1,812 | 93.9% |
| 92 STONE RUN ROAD | 2026-03 | $625,000 | 1,812 | 86.1% |
| 1204 TIMBERBROOKE DRIVE | 2026-05 | $710,000 | 1,944 | 91.9% |
| 12 STONE RUN ROAD | 2025-05 | $528,900 | 1,735 | 99.7% |
| 22 OAK KNOLL LANE | 2026-02 | $700,000 | 1,915 | 91.9% |
| 28 HEATHERWOOD LANE | 2025-04 | $650,000 | 1,915 | 97.0% |
| 13 SPENCER LANE | 2026-05 | $770,000 | 1,733 | 88.0% |
| 2 BERKLEY LANE | 2026-01 | $715,000 | 1,704 | 104.1% |
| 1 ARTILLERY PARK ROAD | 2025-01 | $533,000 | 1,717 | 100.4% |
| 701 TIMBERBROOKE DRIVE | 2026-04 | $755,000 | 2,512 | 85.5% |
| 80 NORTH EDGEWOOD ROAD | 2026-04 | $715,000 | 1,556 | 81.8% |
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