The Fair Share Report
58 E River Rd
Rumson, NJ 07760
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (100.00%) — roughly $25,070/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $2,379,081 – $3,226,230, 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 $2,802,600 home should be assessed near $2,710,114.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $2,389,886 above what the ratio math suggests (88.2%).
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 $0.921 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%220%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 45 WARDELL AVENUE | 2026-03 | $3,350,000 | 4,625 | 75.1% |
| 137 BINGHAM AVE. | 2026-02 | $2,499,999 | 4,341 | 99.2% |
| 4 CIRCLE DRIVE | 2025-04 | $2,025,000 | 3,324 | 70.8% |
| 2 BROOKSIDE DRIVE | 2025-05 | $2,800,000 | 4,307 | 106.0% |
| 7 SAILERS WAY | 2025-01 | $2,670,000 | 4,467 | 99.5% |
| 5 CLOVER LANE | 2025-02 | $2,150,000 | 4,184 | 85.5% |
| 34 NAVESINK AVE | 2025-03 | $2,800,000 | 3,528 | 92.7% |
| 24 RIVERSIDE DR. | 2025-05 | $3,362,000 | 3,590 | 96.3% |
| 78 BELLEVUE AVE. | 2026-04 | $2,499,000 | 4,737 | 86.6% |
| 17 SAILERS WAY | 2026-05 | $2,200,000 | 4,071 | 121.5% |
| 41 BUENA VISTA AVE | 2025-04 | $2,450,000 | 4,071 | 100.0% |
| 19 BELLEVUE AVE. | 2025-05 | $2,825,000 | 4,045 | 100.0% |
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