The Fair Share Report
21 First St
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 $1,923,399 – $2,299,877, 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 $2,191,919 home should be assessed near $2,119,586.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $576,186 below what the ratio math suggests (27.2%).
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 $0.963 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
62%116%
Keep quiet and enjoy it
This home's assessment ratio sits below the Rumson pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 29 ROSALIE AVE. | 2025-05 | $2,050,000 | 2,546 | 100.0% |
| 12 FORREST AVE. | 2026-02 | $1,995,000 | 2,786 | 89.6% |
| 42 FORREST AVE. | 2026-05 | $2,408,000 | 2,847 | 89.5% |
| 10 CHURCH ST. | 2025-04 | $1,392,000 | 2,280 | 100.0% |
| 27 CENTER STREET | 2025-01 | $1,950,000 | 2,460 | 106.9% |
| 86 WASHINGTON ST. | 2025-05 | $2,100,000 | 2,380 | 99.0% |
| 61 CENTER ST | 2026-04 | $2,410,000 | 3,155 | 107.2% |
| 105 BLACKPOINT RD | 2025-05 | $1,669,000 | 2,068 | 109.3% |
| 84 WASHINGTON ST. | 2025-06 | $1,677,000 | 3,108 | 100.0% |
| 33 PARK AVE. | 2026-03 | $2,800,000 | 3,198 | 81.7% |
| 121 BLACKPOINT RD. | 2026-04 | $2,350,000 | 2,779 | 98.6% |
| 26 BINGHAM COURT | 2026-04 | $2,500,000 | 2,970 | 113.0% |
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