The Fair Share Report
106 E River Rd
Rumson, NJ 07760
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 $1,693,974 – $2,117,343, 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 $1,984,780 home should be assessed near $1,919,282.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $646,682 below what the ratio math suggests (33.7%).
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 $0.945 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
55%116%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 10 CHURCH ST. | 2025-04 | $1,392,000 | 2,280 | 100.0% |
| 29 ROSALIE AVE. | 2025-05 | $2,050,000 | 2,546 | 100.0% |
| 27 CENTER STREET | 2025-01 | $1,950,000 | 2,460 | 106.9% |
| 86 WASHINGTON ST. | 2025-05 | $2,100,000 | 2,380 | 99.0% |
| 84 WASHINGTON ST. | 2025-06 | $1,677,000 | 3,108 | 100.0% |
| 12 FORREST AVE. | 2026-02 | $1,995,000 | 2,786 | 89.6% |
| 105 BLACKPOINT RD | 2025-05 | $1,669,000 | 2,068 | 109.3% |
| 42 FORREST AVE. | 2026-05 | $2,408,000 | 2,847 | 89.5% |
| 44 FIRST ST./CR.CHURCH ST | 2025-05 | $2,100,000 | 2,216 | 93.3% |
| 121 BLACKPOINT RD. | 2026-04 | $2,350,000 | 2,779 | 98.6% |
| 86 LAFAYETTE STREET | 2026-03 | $1,999,999 | 1,997 | 78.7% |
| 4 OAKWOOD LANE | 2026-05 | $2,496,500 | 2,558 | 79.0% |
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