The Fair Share Report
149 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 $2,083,407 – $3,346,813, 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 $2,872,882 home should be assessed near $2,778,077.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $162,977 below what the ratio math suggests (5.9%).
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 $0.914 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%131%
Paying about right
This home's ratio lands inside Rumson's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 27 FORREST AVENUE | 2026-03 | $2,625,000 | 3,706 | 68.0% |
| 77 WATERMAN AVE. | 2026-05 | $2,990,000 | 3,692 | 115.3% |
| 46 RIDGE RD. | 2025-02 | $1,575,000 | 3,558 | 111.1% |
| 34 NAVESINK AVE | 2025-03 | $2,800,000 | 3,528 | 92.7% |
| 4 CIRCLE DRIVE | 2025-04 | $2,025,000 | 3,324 | 70.8% |
| 43 BINGHAM AVE. | 2026-06 | $2,675,000 | 2,900 | 69.3% |
| 10 BAY STREET | 2025-05 | $3,560,000 | 3,453 | 89.5% |
| 24 RIVERSIDE DR. | 2025-05 | $3,362,000 | 3,590 | 96.3% |
| 62 AVE OF TWO RIVERS | 2025-05 | $2,795,000 | 3,310 | 100.2% |
| 17 BINGHAM AVENUE | 2026-02 | $2,550,000 | 3,317 | 104.1% |
| 137 BINGHAM AVE. | 2026-02 | $2,499,999 | 4,341 | 99.2% |
| 7 IVINS PLACE | 2026-04 | $2,625,000 | 3,509 | 76.6% |
Is this your house?
Run your own report →