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Single Family ResidenceResidential
$2,399,333$939 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 87How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026
Last sold for $1,445,000 on Feb 17, 2022

85 BLACK POINT RD

RUMSON, NJ 07760
2
Beds
2
Baths
2,554 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.15 ac
Lot SizeThe size of the land the home sits on, from county records.
2021
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
6
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$2.4M
$2.1M low$2.7M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$1,445,000 · Feb 17, 2022
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$1,243,333
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$994,666
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.50%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$1,156,000
WELLS FARGO BANK NA · recorded Feb 17, 2022

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$19,659 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$2,112,600 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$833,600
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$1,279,000
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$1,874,100
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$2,112,600

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.14
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
24
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
47
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
StyleThe architectural style of the home, such as ranch or colonial.Cape Cod
CountyMONMOUTH
Lot (acres)The size of the land the home sits on, from county records.0.15
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
GarageWhether the property has a garage, and details like whether it is attached to the home.Carport (Unspecified)
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(3)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Foreclosure Filings(1)

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

M
Forrestdale SchoolA
Middle · Grades 4–8 · 0.3 mi
H
Rumson-Fair Haven Regional High SchoolA+
High · Grades 9–12 · 0.3 mi
E
Deane-Porter SchoolA+
Elementary · Grades PK–3 · 0.4 mi

District: Rumson Borough School District

Neighborhood · ZIP 07760These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.59
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.114
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.87

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.88%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.45%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.4.2%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.9,274
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.841 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$219,842
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$337,570
Average tempThe average temperature here across a full year.53°F
Annual precipHow much rain and melted snow falls here in a typical year.47 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.56%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

85 Black Point Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 96% of homes in Monmouth County
  • Costs more per square foot than 97% of homes in Monmouth County
  • Bigger than 74% of homes in Monmouth County
  • Has a smaller lot than 72% of homes in Rumson 07760
  • Newer than 98% of homes in Monmouth County

What homes are worth in Rumson 07760

Each bar is how many homes fall in that price range. The marker is this home.

This home
$489K$6.3M

This home is worth more than 61% of homes in Rumson 07760.

How it measures up in Rumson 07760

The dot is this home. The mark in the middle is the typical home in Rumson 07760.

Estimated value$2,399,333
CheaperTypical $1,950,943Pricier

Pricier than 61% of homes nearby

Price per ft²$939
CheaperTypical $752Pricier

Pricier than 87% of homes nearby

Living area2,554 ft²
SmallerTypical 2,554 ft²Bigger

Bigger than 50% of homes nearby

Lot size0.15 ac
SmallerTypical 0.26 acBigger

Bigger than 28% of homes nearby

Year built2021
OlderTypical 1972Newer

Newer than 97% of homes nearby

How 85 Black Point Rd ranks against every home in each area.
MeasureThis homeRumson 07760Monmouth County
Estimated valuepricier than$2,399,33361% of homes96% of homes
Price per ft²pricier than$93987% of homes97% of homes
Living areabigger than2,554 ft²50% of homes74% of homes
Lot sizebigger than0.15 ac28% of homes30% of homes
Year builtnewer than202197% of homes98% of homes

About 85 Black Point Rd

How much is 85 Black Point Rd, Rumson, NJ worth?

The TopHap Estimate for 85 Black Point Rd, Rumson, NJ is $2,399,333 as of Jul 14, 2026. The likely range is $2,098,673 to $2,699,993. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 85 Black Point Rd, Rumson, NJ last sell?

85 Black Point Rd, Rumson, NJ last sold on Feb 17, 2022 for $1,445,000, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 85 Black Point Rd, Rumson, NJ?

85 Black Point Rd, Rumson, NJ has 2 bedrooms, 2 bathrooms, 2,554 square feet of living space and a 0.15-acre lot.

When was 85 Black Point Rd, Rumson, NJ built?

85 Black Point Rd, Rumson, NJ was built in 2021, making it 5 years old. It is a cape cod home. The building has 1 story.

What schools serve 85 Black Point Rd, Rumson, NJ?

85 Black Point Rd, Rumson, NJ is assigned to Forrestdale School (middle), rated A; Rumson-Fair Haven Regional High School (high), rated A+; Deane-Porter School (elementary), rated A+. All sit in Rumson Borough School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 85 Black Point Rd, Rumson, NJ compare to other homes in Rumson 07760?

Among the 3,961 homes in Rumson 07760, it is worth more than 61% of them ($2,399,333 against a typical $1,950,943), its price per square foot is higher than 87% of them ($939 against a typical $752), it is bigger than 50% of them (2,554 ft² against a typical 2,554 ft²), its lot is bigger than 28% of them (0.15 ac against a typical 0.26 ac) and it is newer than 97% of them (2021 against a typical 1972). Measured against all of Monmouth County, it is worth more than 96% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 85 Black Point Rd, Rumson, NJ?

The 2025 property tax bill for 85 Black Point Rd, Rumson, NJ was $19,659. The county assessed it at $2,112,600.

Closest homes

More homes in Rumson 07760

Assigned schools

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