The Fair Share Report
91 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 $1,195,055 – $1,676,655, 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 $1,259,694 home should be assessed near $1,218,124.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $277,624 below what the ratio math suggests (22.8%).
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 $0.966 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
51%116%
Keep quiet and enjoy it
This home's assessment ratio sits below the Rumson pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 38 WASHINGTON ST. | 2025-02 | $1,300,000 | 1,820 | 104.8% |
| 27 WATERMAN AVE. | 2025-06 | $3,300,000 | 1,848 | 93.2% |
| 22 ROSALIE AVE. | 2025-04 | $1,100,000 | 1,612 | 91.8% |
| 33 LENNOX AVENUE | 2025-06 | $1,150,000 | 2,280 | 79.1% |
| 21 CEDAR AVENUE | 2025-03 | $1,100,000 | 1,601 | 95.0% |
| 5 OAKWOOD LANE | 2025-04 | $1,200,000 | 1,360 | 82.7% |
| 44 AVE OF TWO RIVERS | 2026-03 | $975,000 | 1,682 | 103.1% |
| 1 ROSALIE AVE. | 2026-04 | $1,250,000 | 1,444 | 82.5% |
| 1 ROSALIE AVE. | 2026-03 | $999,999 | 1,444 | 103.1% |
| 58 AVE OF TWO RIVERS | 2026-05 | $950,000 | 1,434 | 110.2% |
| 4 OAKWOOD LANE | 2026-05 | $2,496,500 | 2,558 | 79.0% |
| 19 MAPLEWOOD AVE. | 2026-05 | $1,145,000 | 1,639 | 95.6% |
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