The Fair Share Report
76 Rumson 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 $2,731,553 – $3,955,507, 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 $3,234,244 home should be assessed near $3,127,514.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $893,786 above what the ratio math suggests (28.6%).
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 $0.911 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%153%
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 $9,376/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 8 WOODS END ROAD | 2025-05 | $2,407,000 | 5,490 | 109.9% |
| 132 AVE OF TWO RIVERS | 2026-04 | $4,025,000 | 5,642 | 77.1% |
| 3 POPOMORA DRIVE | 2025-03 | $2,400,000 | 5,174 | 100.1% |
| 78 BELLEVUE AVE. | 2026-04 | $2,499,000 | 4,737 | 86.6% |
| 7 SAILERS WAY | 2025-01 | $2,670,000 | 4,467 | 99.5% |
| 2 BROOKSIDE DRIVE | 2025-05 | $2,800,000 | 4,307 | 106.0% |
| 4 AZALEA LANE | 2025-05 | $3,940,000 | 4,854 | 89.9% |
| 19 BELLEVUE AVE. | 2025-05 | $2,825,000 | 4,045 | 100.0% |
| 85 BUENA VISTA AVENUE | 2025-02 | $2,650,000 | 3,993 | 107.1% |
| 41 BUENA VISTA AVE | 2025-04 | $2,450,000 | 4,071 | 100.0% |
| 44 WARDELL AVENUE | 2025-02 | $3,075,000 | 5,736 | 102.4% |
| 45 WARDELL AVENUE | 2026-03 | $3,350,000 | 4,625 | 75.1% |
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