The Fair Share Report
52 E River 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 $2,066,366 – $2,918,986, from 12 comparable Rumson 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 Rumson assessments sit below market value — republished every October, applied town-wide. A $2,447,619 home should be assessed near $2,366,848.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $2,533,152 above what the ratio math suggests (107.0%).
Step 4 · The tax rate — same for every Rumson home
$0.594 Schools · 57% $0.210 County · 20% $0.245 Town · 23%
Step 5 · The bill
This home vs. every recent Rumson sale · assessed ÷ market
72%243%
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 $26,573/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 10 RIDGE ROAD | 2026-06 | $3,900,000 | 3,489 | 70.7% |
| 34 NAVESINK AVE | 2025-03 | $2,800,000 | 3,528 | 92.7% |
| 55 WARDELL AVENUE | 2025-01 | $2,968,125 | 2,857 | 119.8% |
| 2 WOODS END ROAD | 2025-05 | $2,500,000 | 3,570 | 91.8% |
| 9 PACKER AVENUE | 2026-04 | $2,450,000 | 2,916 | 88.7% |
| 16 HEATHCLIFF ROAD | 2026-01 | $2,600,000 | 3,594 | 79.3% |
| 46 RIDGE RD. | 2025-02 | $1,575,000 | 3,558 | 111.1% |
| 7 IVINS PLACE | 2026-04 | $2,625,000 | 3,509 | 76.6% |
| 85 BUENA VISTA AVENUE | 2025-02 | $2,650,000 | 3,993 | 107.1% |
| 19 BELLEVUE AVE. | 2025-05 | $2,825,000 | 4,045 | 100.0% |
| 41 BUENA VISTA AVE | 2025-04 | $2,450,000 | 4,071 | 100.0% |
| 26 BINGHAM COURT | 2026-04 | $2,500,000 | 2,970 | 113.0% |
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