The Fair Share Report
78 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 $448,831 – $616,748, 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 $521,915 home should be assessed near $298,744.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $45,644 below what the ratio math suggests (15.3%).
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%
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 MT GLEN RD | 2025-02 | $300,000 | 1,660 | 53.3% |
| 13 ELLEN ST | 2025-12 | $495,000 | 1,528 | 37.8% |
| 454 CONKLINTOWN RD | 2025-12 | $535,000 | 1,574 | 46.5% |
| 44 WHALEBACK TER | 2025-02 | $530,000 | 1,768 | 47.9% |
| 140 SKYLINE LAKES DR | 2026-05 | $450,000 | 1,736 | 52.0% |
| 15 KINGSLEY RD | 2026-01 | $591,000 | 1,715 | 42.1% |
| 353 CONKLINTOWN RD | 2025-06 | $685,000 | 1,520 | 38.8% |
| 129 SKYLINE LAKES DR | 2025-02 | $650,000 | 1,538 | 47.9% |
| 53 BEARFORT TER | 2025-11 | $585,000 | 1,799 | 41.7% |
| 244 CUPSAW DR | 2025-05 | $510,000 | 1,595 | 46.0% |
| 450 SKYLINE LAKES DR | 2026-03 | $408,000 | 1,660 | 60.7% |
| 65 OAKWOOD DR | 2025-04 | $520,000 | 1,808 | 48.7% |
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