The Fair Share Report
103 Blackpoint Rd
Rumson, NJ 07760
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 $1,235,841 – $1,573,055, from 12 comparable Rumson 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 Rumson assessments sit below market value — republished every October, applied town-wide. A $1,457,521 home should be assessed near $1,409,423.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $384,623 below what the ratio math suggests (27.3%).
Step 4 · The tax rate — same for every Rumson home
$0.594 Schools · 57% $0.210 County · 20% $0.245 Town · 23%
This home's own bill implies $0.942 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Rumson sale · assessed ÷ market
60%116%
Keep quiet and enjoy it
This home's assessment ratio sits below the Rumson pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 27 WATERMAN AVE. | 2025-06 | $3,300,000 | 1,848 | 93.2% |
| 4A THIRD STREET | 2026-05 | $1,200,000 | 2,149 | 90.0% |
| 7 ALLEN ST. | 2025-05 | $1,450,000 | 1,928 | 98.8% |
| 38 WASHINGTON ST. | 2025-02 | $1,300,000 | 1,820 | 104.8% |
| 39 E.RIVER ROAD | 2026-04 | $1,788,000 | 2,316 | 70.8% |
| 50 ALLEN ST. | 2026-03 | $1,225,000 | 1,850 | 114.6% |
| 39 ALLEN ST. | 2026-06 | $1,500,000 | 1,592 | 77.8% |
| 76 LAFAYETTE ST. | 2025-03 | $1,125,000 | 1,690 | 94.6% |
| 10 BRUCE PLACE | 2026-03 | $948,500 | — | 77.5% |
| 162 E. RIVER RD. | 2026-01 | $1,310,000 | 2,372 | 104.7% |
| 42 RIDGE RD. | 2025-04 | $1,575,000 | 2,163 | 112.9% |
| 3 MONMOUTH AVENUE | 2026-03 | $1,825,000 | 2,295 | 77.9% |
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