The Fair Share Report
3231 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 $635,424 – $773,741, 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 $682,607 home should be assessed near $365,400.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $80,600 below what the ratio math suggests (22.1%).
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
31%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 |
|---|---|---|---|---|
| 505 CURTIS AVE | 2025-10 | $505,000 | — | 33.5% |
| 3228 NOWATA AVE | 2025-07 | $635,000 | 1,185 | 47.9% |
| 2120 FRANCES DR | 2025-08 | $817,000 | 1,244 | 42.7% |
| 1320 SUNRISE AVE | 2025-09 | $645,000 | 1,312 | 47.5% |
| 1229 GARDENS AVE | 2025-10 | $681,000 | 1,344 | 46.8% |
| 3105 HERBERTSVILLE | 2025-05 | $560,000 | 1,170 | 40.2% |
| 1203 RIVER AVE | 2025-06 | $650,000 | 1,332 | 41.6% |
| 1414 DORSETT DOCK RD | 2026-02 | $690,000 | 1,272 | 38.9% |
| 1848 BAY BLVD | 2026-05 | $855,000 | 1,240 | 36.3% |
| 2107 BEACH BLVD | 2026-02 | $750,000 | 1,276 | 44.6% |
| 1227 BARBOUR AVE | 2025-05 | $950,000 | 1,172 | 41.2% |
| 505 ADELAIDE RD | 2026-05 | $685,000 | 1,224 | 51.2% |
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