The Fair Share Report
154 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 $1,267,438 – $2,117,442, 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 $1,632,464 home should be assessed near $1,578,593.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $550,407 above what the ratio math suggests (34.9%).
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 $0.967 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%173%
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 $5,774/yr at stake. NJ appeals are generally due April 1.
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% |
| 4 OAKWOOD LANE | 2026-05 | $2,496,500 | 2,558 | 79.0% |
| 17 WARREN STREET | 2025-01 | $1,525,000 | 2,663 | 103.8% |
| 80 BELLEVUE AVENUE | 2026-02 | $2,350,000 | 2,744 | 77.1% |
| 9 PACKER AVENUE | 2026-04 | $2,450,000 | 2,916 | 88.7% |
| 58 AVE OF TWO RIVERS | 2026-05 | $950,000 | 1,434 | 110.2% |
| 38 WASHINGTON ST. | 2025-02 | $1,300,000 | 1,820 | 104.8% |
| 33 LENNOX AVENUE | 2025-06 | $1,150,000 | 2,280 | 79.1% |
| 11 HIGHLAND AVE. | 2025-03 | $2,510,000 | 2,081 | 93.9% |
| 16 HEATHCLIFF ROAD | 2026-01 | $2,600,000 | 3,594 | 79.3% |
| 6 DOGWOOD LANE | 2026-01 | $2,500,000 | 2,542 | 73.3% |
| 4 MAPLE AVENUE | 2025-01 | $1,100,000 | 1,380 | 105.3% |
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