The Fair Share Report
23 Robin 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 $2,794,468 – $3,304,545, from 12 comparable Rumson sales in the past 18 months, at this home's 3,635 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 $3,069,434 home should be assessed near $2,968,143.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $725,357 above what the ratio math suggests (24.4%).
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 $0.922 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%138%
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 $7,609/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 77 WATERMAN AVE. | 2026-05 | $2,990,000 | 3,692 | 115.3% |
| 10 BAY STREET | 2025-05 | $3,560,000 | 3,453 | 89.5% |
| 6 POND ROAD | 2025-05 | $3,000,000 | 3,470 | 112.5% |
| 46 RIDGE RD. | 2025-02 | $1,575,000 | 3,558 | 111.1% |
| 135 RIDGE ROAD | 2026-05 | $4,251,322 | 4,097 | 85.8% |
| 17 BINGHAM AVENUE | 2026-02 | $2,550,000 | 3,317 | 104.1% |
| 33 PARK AVE. | 2026-03 | $2,800,000 | 3,198 | 81.7% |
| 62 AVE OF TWO RIVERS | 2025-05 | $2,795,000 | 3,310 | 100.2% |
| 39 WASHINGTON AVENUE | 2026-03 | $2,300,000 | 3,139 | 95.2% |
| 90 WASHINGTON ST. | 2026-04 | $2,457,000 | 3,103 | 86.7% |
| 61 CENTER ST | 2026-04 | $2,410,000 | 3,155 | 107.2% |
| 26 BINGHAM COURT | 2026-04 | $2,500,000 | 2,970 | 113.0% |
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