The Fair Share Report
140 Rumson 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 $2,961,713 – $4,360,943, 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 $3,590,989 home should be assessed near $3,472,486.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $1,252,814 above what the ratio math suggests (36.1%).
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 $0.933 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
72%165%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $13,142/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 15 N WARD AVENUE | 2026-04 | $8,500,000 | — | 57.0% |
| 132 AVE OF TWO RIVERS | 2026-04 | $4,025,000 | 5,642 | 77.1% |
| 16 BUTTONWOOD LANE | 2025-02 | $4,725,000 | 6,688 | 147.1% |
| 3 POPOMORA DRIVE | 2025-03 | $2,400,000 | 5,174 | 100.1% |
| 0 WILSON CIRCLE | 2026-02 | $7,200,000 | 5,854 | 103.2% |
| 8 WOODS END ROAD | 2025-05 | $2,407,000 | 5,490 | 109.9% |
| 58 BUENA VISTA AVE. | 2025-03 | $3,900,000 | 6,369 | 114.9% |
| 39 OAKES ROAD | 2026-01 | $3,499,000 | 6,225 | 100.0% |
| 78 BELLEVUE AVE. | 2026-04 | $2,499,000 | 4,737 | 86.6% |
| 20 SOMERSET DRIVE | 2025-05 | $3,400,000 | 6,454 | 105.2% |
| 23 SHERATON LANE | 2026-04 | $3,900,000 | 7,319 | 125.8% |
| 4 BROADMOOR DRIVE | 2025-06 | $4,486,000 | 7,378 | 95.4% |
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