The Fair Share Report
91 Hyde Ct
Bedminster, NJ 07921
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
Good news — this home pays less than its share
Its assessment sits low relative to what homes like it actually sell for. An appeal would only invite a fresh look at a number working in the owner's favor.
Step 1 · Market value
Likely range $170,842 – $190,697, 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 $180,709 home should be assessed near $179,336.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $70,636 below what the ratio math suggests (39.4%).
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 $1.157 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
52%107%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 61 CHESWICH COURT | 2026-02 | $255,000 | 530 | 90.6% |
| 61 PARKSIDE ROAD | 2025-06 | $240,671 | 530 | 92.1% |
| 43 RAY COURT | 2025-03 | $290,000 | 650 | 91.2% |
| 29 TANSY COURT | 2025-06 | $321,000 | 642 | 83.5% |
| 35 HYDE COURT | 2025-02 | $285,000 | 672 | 86.0% |
| 3 WESCOTT ROAD | 2026-02 | $340,000 | 679 | 83.6% |
| 35 WENTWORTH ROAD | 2025-04 | $345,000 | 679 | 81.5% |
| 26 LARKSPUR COURT | 2026-06 | $278,000 | 678 | 100.4% |
| 46 VILLAGE GREEN ROAD | 2025-06 | $197,014 | 713 | 94.7% |
| 47 SPRUCE COURT | 2026-03 | $379,999 | 832 | 91.6% |
| 15 RAY COURT | 2026-02 | $387,500 | 832 | 92.4% |
| 48 SPRUCE COURT | 2025-06 | $390,000 | 832 | 90.6% |
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