The Fair Share Report
3214 Kickapoo Ave
Point Pleasant, NJ 08742
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 $541,683 – $698,720, from 12 comparable Point Pleasant 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 Point Pleasant assessments sit below market value — republished every October, applied town-wide. A $651,456 home should be assessed near $348,724.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $80,824 below what the ratio math suggests (23.2%).
Step 4 · The tax rate — same for every Point Pleasant home
$1.344 Schools · 55% $0.568 County · 23% $0.511 Town · 21%
This home's own bill implies $2.331 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
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 |
|---|---|---|---|---|
| 2821 HERBERTSVILLE | 2026-02 | $425,000 | 1,198 | 59.7% |
| 3105 CAMBRIDGE DR | 2026-03 | $675,000 | 1,212 | 40.1% |
| 2228 ROGERS RD | 2026-06 | $661,000 | 1,209 | 45.6% |
| 603 RIVER AVE | 2026-05 | $625,000 | 1,131 | 44.9% |
| 2230 NORTH RD | 2025-02 | $405,000 | 1,220 | 61.7% |
| 1855 BAY BLVD | 2025-02 | $678,000 | 1,185 | 41.1% |
| 1128 HOLLYWOOD BLVD | 2025-01 | $700,000 | 1,380 | 39.3% |
| 1139 ROE AVE | 2025-08 | $600,000 | 1,272 | 42.8% |
| 405 RIVER AVE | 2025-05 | $730,000 | 1,378 | 41.3% |
| 528 DELAWARE AVE | 2026-01 | $765,000 | 1,098 | 42.7% |
| 1409 BUCKNER ST | 2025-07 | $783,000 | 1,500 | 43.0% |
| 1212 SLEEPY HOLLOW | 2025-12 | $625,000 | 1,236 | 42.5% |
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