The Fair Share Report
3223 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 $493,270 – $623,527, 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 $543,404 home should be assessed near $290,884.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $72,084 below what the ratio math suggests (24.8%).
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
30%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 |
|---|---|---|---|---|
| 2406 CHESTNUT ST | 2025-10 | $525,000 | 1,009 | 48.9% |
| 3220 MATTAPAN AVE | 2025-03 | $460,000 | 936 | 54.3% |
| 221 IDA DR | 2025-04 | $478,000 | 1,004 | 52.5% |
| 2119 FOSTER RD | 2026-01 | $490,000 | 898 | 47.9% |
| 1402 NORTHSTREAM PKWY | 2026-04 | $590,000 | 940 | 41.4% |
| 1402 NORTHSTREAM PKWY | 2025-08 | $551,000 | 940 | 44.4% |
| 2401 MALLOW ST | 2025-06 | $500,000 | 918 | 51.1% |
| 531 OAK TERR | 2025-11 | $510,000 | 1,014 | 52.5% |
| 1327 SUNRISE AVE | 2025-05 | $549,000 | 981 | 44.6% |
| 2509 BEECH ST | 2025-08 | $515,000 | 996 | 45.5% |
| 1335 SUNRISE AVE | 2026-05 | $680,000 | 1,028 | 40.1% |
| 1202 SUNSET AVE | 2026-03 | $615,000 | 1,040 | 48.4% |
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