The Fair Share Report
3211 Kickapoo Ave
Point Pleasant, NJ 07753
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 $630,748 – $724,175, from 12 comparable Point Pleasant sales in the past 18 months, at this home's 1,335 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Point Pleasant assessments sit below market value — republished every October, applied town-wide. A $656,307 home should be assessed near $351,321.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $83,021 below what the ratio math suggests (23.6%).
Step 4 · The tax rate — same for every Point Pleasant home
$1.344 Schools · 55% $0.568 County · 23% $0.511 Town · 21%
Step 5 · The bill
This home vs. every recent Point Pleasant sale · assessed ÷ market
32%67%
Paying about right
This home's ratio lands inside Point Pleasant's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 2405 CEDAR ST | 2025-05 | $635,000 | 1,344 | 47.5% |
| 1139 ROE AVE | 2025-08 | $600,000 | 1,272 | 42.8% |
| 2228 WILSON RD | 2025-05 | $790,000 | 1,428 | 36.5% |
| 1128 HOLLYWOOD BLVD | 2025-01 | $700,000 | 1,380 | 39.3% |
| 1846 RIVIERA PKWY | 2026-03 | $800,000 | 1,344 | 32.5% |
| 1320 SUNRISE AVE | 2025-09 | $645,000 | 1,312 | 47.5% |
| 607 MARSHALL DR | 2025-04 | $725,000 | 1,478 | 40.9% |
| 1229 GARDENS AVE | 2025-10 | $681,000 | 1,344 | 46.8% |
| 1316 SUNSET AVE | 2025-07 | $581,900 | 1,413 | 49.5% |
| 2222 KENNETH RD | 2025-06 | $742,000 | 1,548 | 41.2% |
| 3105 CAMBRIDGE DR | 2026-03 | $675,000 | 1,212 | 40.1% |
| 1203 RIVER AVE | 2025-06 | $650,000 | 1,332 | 41.6% |
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