The Fair Share Report
86 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 $3,862,107 – $4,897,882, 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 $4,617,941 home should be assessed near $4,465,549.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $1,464,451 above what the ratio math suggests (32.8%).
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 $0.928 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%159%
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 $15,362/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 15 N WARD AVENUE | 2026-04 | $8,500,000 | — | 57.0% |
| 23 SHERATON LANE | 2026-04 | $3,900,000 | 7,319 | 125.8% |
| 129 AVE OF TWO RIVERS | 2026-01 | $4,500,000 | 7,077 | 97.5% |
| 16 BUTTONWOOD LANE | 2025-02 | $4,725,000 | 6,688 | 147.1% |
| 186 RUMSON ROAD | 2025-04 | $4,600,000 | 9,335 | 100.5% |
| 47 BELLEVUE AVENUE | 2025-04 | $5,600,000 | 7,578 | 96.8% |
| 4 BROADMOOR DRIVE | 2025-06 | $4,486,000 | 7,378 | 95.4% |
| 58 BUENA VISTA AVE. | 2025-03 | $3,900,000 | 6,369 | 114.9% |
| 20 SOMERSET DRIVE | 2025-05 | $3,400,000 | 6,454 | 105.2% |
| 39 OAKES ROAD | 2026-01 | $3,499,000 | 6,225 | 100.0% |
| 4 SAILERS WAY | 2025-06 | $4,067,000 | 8,408 | 103.3% |
| 0 WILSON CIRCLE | 2026-02 | $7,200,000 | 5,854 | 103.2% |
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