The Fair Share Report
8 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 $522,134 – $656,148, 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 $570,881 home should be assessed near $326,772.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $18,872 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 |
|---|---|---|---|---|
| 68 MARCIA RD | 2026-04 | $612,444 | 2,133 | 47.3% |
| 208 CUPSAW DR | 2025-06 | $575,000 | 2,094 | 47.3% |
| 77 LAKEVIEW AVE | 2025-10 | $700,000 | 2,061 | 42.8% |
| 86 KRAFT PL | 2025-12 | $535,000 | 2,096 | 53.5% |
| 6 CATHERINE CT | 2025-08 | $525,000 | 1,953 | 58.3% |
| 13 MT GLEN RD | 2025-02 | $300,000 | 1,660 | 53.3% |
| 44 WHALEBACK TER | 2025-02 | $530,000 | 1,768 | 47.9% |
| 30 BUENA VISTA DR | 2025-01 | $560,000 | 2,064 | 54.3% |
| 27 BEAR MTN RD | 2026-05 | $621,000 | 2,300 | 49.5% |
| 348 CONKLINTOWN RD | 2026-01 | $475,000 | 2,048 | 57.3% |
| 8 PROGRESS PL | 2026-03 | $500,000 | 2,224 | 53.5% |
| 53 BEARFORT TER | 2025-11 | $585,000 | 1,799 | 41.7% |
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