The Fair Share Report
166 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 $2,309,703 – $3,049,069, from 12 comparable Rumson sales in the past 18 months, at this home's 4,274 sq ft.
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 $2,572,169 home should be assessed near $2,487,287.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $736,013 above what the ratio math suggests (29.6%).
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 $0.925 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%145%
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 $7,721/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 69 W. RIVER ROAD | 2026-01 | $4,051,000 | 4,340 | 80.9% |
| 17 SAILERS WAY | 2026-05 | $2,200,000 | 4,071 | 121.5% |
| 5 CLOVER LANE | 2025-02 | $2,150,000 | 4,184 | 85.5% |
| 2 BROOKSIDE DRIVE | 2025-05 | $2,800,000 | 4,307 | 106.0% |
| 19 BELLEVUE AVE. | 2025-05 | $2,825,000 | 4,045 | 100.0% |
| 85 BUENA VISTA AVENUE | 2025-02 | $2,650,000 | 3,993 | 107.1% |
| 137 BINGHAM AVE. | 2026-02 | $2,499,999 | 4,341 | 99.2% |
| 7 SAILERS WAY | 2025-01 | $2,670,000 | 4,467 | 99.5% |
| 41 BUENA VISTA AVE | 2025-04 | $2,450,000 | 4,071 | 100.0% |
| 78 BELLEVUE AVE. | 2026-04 | $2,499,000 | 4,737 | 86.6% |
| 15 N WARD AVENUE | 2026-04 | $8,500,000 | — | 57.0% |
| 34 NAVESINK AVE | 2025-03 | $2,800,000 | 3,528 | 92.7% |
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