The Fair Share Report
12 Third St
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.
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Step 1 · Market value
Likely range $2,112,530 – $2,565,747, 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 $2,543,261 home should be assessed near $2,459,333.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $817,533 below what the ratio math suggests (33.2%).
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 $0.913 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
59%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 |
|---|---|---|---|---|
| 84 WASHINGTON ST. | 2025-06 | $1,677,000 | 3,108 | 100.0% |
| 9 PACKER AVENUE | 2026-04 | $2,450,000 | 2,916 | 88.7% |
| 34 NAVESINK AVE | 2025-03 | $2,800,000 | 3,528 | 92.7% |
| 17 WARREN STREET | 2025-01 | $1,525,000 | 2,663 | 103.8% |
| 39 WASHINGTON AVENUE | 2026-03 | $2,300,000 | 3,139 | 95.2% |
| 26 BINGHAM COURT | 2026-04 | $2,500,000 | 2,970 | 113.0% |
| 7 BINGHAM COURT | 2025-03 | $3,156,709 | 2,970 | 95.2% |
| 3 BINGHAM COURT | 2025-03 | $2,700,000 | 2,970 | 100.9% |
| 22 BINGHAM COURT | 2025-03 | $2,593,000 | 2,970 | 101.2% |
| 90 WASHINGTON ST. | 2026-04 | $2,457,000 | 3,103 | 86.7% |
| 4 OAKWOOD LANE | 2026-05 | $2,496,500 | 2,558 | 79.0% |
| 121 BLACKPOINT RD. | 2026-04 | $2,350,000 | 2,779 | 98.6% |
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