The Fair Share Report
56 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 $1,355,113 – $2,264,567, 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 $1,740,708 home should be assessed near $1,683,265.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $2,200,035 above what the ratio math suggests (130.7%).
Step 4 · The tax rate — same for every Rumson home
$0.594 Schools · 57% $0.210 County · 20% $0.245 Town · 23%
This home's own bill implies $0.929 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Rumson sale · assessed ÷ market
72%292%
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 $23,078/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 27 WATERMAN AVE. | 2025-06 | $3,300,000 | 1,848 | 93.2% |
| 4A THIRD STREET | 2026-05 | $1,200,000 | 2,149 | 90.0% |
| 3 MONMOUTH AVENUE | 2026-03 | $1,825,000 | 2,295 | 77.9% |
| 4 OAKWOOD LANE | 2026-05 | $2,496,500 | 2,558 | 79.0% |
| 80 BELLEVUE AVENUE | 2026-02 | $2,350,000 | 2,744 | 77.1% |
| 42 RIDGE RD. | 2025-04 | $1,575,000 | 2,163 | 112.9% |
| 55 WARDELL AVENUE | 2025-01 | $2,968,125 | 2,857 | 119.8% |
| 17 WARREN STREET | 2025-01 | $1,525,000 | 2,663 | 103.8% |
| 39 E.RIVER ROAD | 2026-04 | $1,788,000 | 2,316 | 70.8% |
| 4 MAPLE AVENUE | 2025-01 | $1,100,000 | 1,380 | 105.3% |
| 162 E. RIVER RD. | 2026-01 | $1,310,000 | 2,372 | 104.7% |
| 6 DOGWOOD LANE | 2026-01 | $2,500,000 | 2,542 | 73.3% |
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