The Fair Share Report
184 Rumson Rd
Rumson, NJ 07760
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Rumson's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $2,078,610 – $2,707,937, from 12 comparable Rumson sales in the past 18 months, at this home's 3,412 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 $2,389,356 home should be assessed near $2,310,507.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $206,407 below what the ratio math suggests (8.9%).
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 $0.940 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%116%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 16 HEATHCLIFF ROAD | 2026-01 | $2,600,000 | 3,594 | 79.3% |
| 2 WOODS END ROAD | 2025-05 | $2,500,000 | 3,570 | 91.8% |
| 34 NAVESINK AVE | 2025-03 | $2,800,000 | 3,528 | 92.7% |
| 7 IVINS PLACE | 2026-04 | $2,625,000 | 3,509 | 76.6% |
| 10 RIDGE ROAD | 2026-06 | $3,900,000 | 3,489 | 70.7% |
| 24 RIVERSIDE DR. | 2025-05 | $3,362,000 | 3,590 | 96.3% |
| 41 BUENA VISTA AVE | 2025-04 | $2,450,000 | 4,071 | 100.0% |
| 85 BUENA VISTA AVENUE | 2025-02 | $2,650,000 | 3,993 | 107.1% |
| 19 BELLEVUE AVE. | 2025-05 | $2,825,000 | 4,045 | 100.0% |
| 2 BROOKSIDE DRIVE | 2025-05 | $2,800,000 | 4,307 | 106.0% |
| 17 SAILERS WAY | 2026-05 | $2,200,000 | 4,071 | 121.5% |
| 4 CIRCLE DRIVE | 2025-04 | $2,025,000 | 3,324 | 70.8% |
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