The Fair Share Report
8 Exeter Rd
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 $432,641 – $509,396, 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 $491,587 home should be assessed near $487,851.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $26,049 above what the ratio math suggests (5.3%).
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 $1.079 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%124%
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 $314/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 85 ENCAMPMENT DRIVE | 2026-04 | $507,000 | 1,198 | 94.5% |
| 25 STEVENS COURT | 2026-02 | $440,000 | 1,198 | 101.4% |
| 67 BENTLEY COURT | 2026-01 | $460,000 | 1,231 | 101.4% |
| 53 BENTLEY COURT | 2025-04 | $519,000 | 1,231 | 91.5% |
| 18 BIRCHWOOD ROAD | 2026-04 | $485,000 | 1,178 | 87.0% |
| 19 BIRCHWOOD ROAD | 2026-04 | $490,000 | 1,178 | 92.0% |
| 56 ACADEMY COURT | 2025-06 | $460,000 | 1,232 | 94.4% |
| 30 BIRCHWOOD ROAD | 2025-05 | $463,000 | 1,160 | 94.7% |
| 30 ENCAMPMENT DRIVE | 2025-05 | $480,000 | 1,232 | 92.1% |
| 42 FIELDSTONE ROAD | 2026-04 | $501,000 | 1,116 | 88.0% |
| 52 FIELDSTONE ROAD | 2025-03 | $480,000 | 1,116 | 96.3% |
| 412 CARDINAL LANE | 2026-05 | $495,000 | 1,109 | 84.7% |
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