The Fair Share Report
89 Blackpoint 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 $2,364,358 – $2,614,384, from 12 comparable Rumson sales in the past 18 months, at this home's 2,986 sq ft.
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 $2,521,411 home should be assessed near $2,438,204.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $235,504 below what the ratio math suggests (9.7%).
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 $0.931 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%116%
Paying about right
This home's ratio lands inside Rumson's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 26 BINGHAM COURT | 2026-04 | $2,500,000 | 2,970 | 113.0% |
| 7 BINGHAM COURT | 2025-03 | $3,156,709 | 2,970 | 95.2% |
| 3 BINGHAM COURT | 2025-03 | $2,700,000 | 2,970 | 100.9% |
| 22 BINGHAM COURT | 2025-03 | $2,593,000 | 2,970 | 101.2% |
| 90 WASHINGTON ST. | 2026-04 | $2,457,000 | 3,103 | 86.7% |
| 39 WASHINGTON AVENUE | 2026-03 | $2,300,000 | 3,139 | 95.2% |
| 33 PARK AVE. | 2026-03 | $2,800,000 | 3,198 | 81.7% |
| 42 FORREST AVE. | 2026-05 | $2,408,000 | 2,847 | 89.5% |
| 121 BLACKPOINT RD. | 2026-04 | $2,350,000 | 2,779 | 98.6% |
| 12 FORREST AVE. | 2026-02 | $1,995,000 | 2,786 | 89.6% |
| 61 CENTER ST | 2026-04 | $2,410,000 | 3,155 | 107.2% |
| 62 AVE OF TWO RIVERS | 2025-05 | $2,795,000 | 3,310 | 100.2% |
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