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Single Family ResidenceResidential
$1,500,216$1,302 / 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 94How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026
Last sold for $1,999,999 on Oct 27, 2025

86 BLACK POINT RD

RUMSON, NJ 07760
2
Beds
2
Baths
1,152 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.
0.14 ac
Lot SizeThe size of the land the home sits on, from county records.
2024
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$1.5M
$1.4M low$1.6M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$1,999,999 · Oct 27, 2025

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$8,171 (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.$1,999,000 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$858,400
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$1,140,600
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$778,900
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$1,999,000

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.33
98
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.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.12 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
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.Ranch
CountyMONMOUTH
Lot (acres)The size of the land the home sits on, from county records.0.14
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Yes
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.Spa/Hot Tub (Only)
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Deck

Transaction History(2)

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

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 · 0.4 mi
H
Rumson-Fair Haven Regional High SchoolA+
High · Grades 9–12 · 0.4 mi
E
Deane-Porter SchoolA+
Elementary · Grades PK–3 · 0.5 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%

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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

86 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 89% of homes in Monmouth County
  • Among the highest price per square foot in Monmouth County
  • Smaller than 88% of homes in Rumson 07760
  • Has a smaller lot than 73% of homes in Rumson 07760
  • Among the newest homes in Rumson 07760

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
$514K$6.8M

This home is worth more than 38% 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$1,500,216
CheaperTypical $1,874,778Pricier

Pricier than 38% of homes nearby

Price per ft²$1302
CheaperTypical $774Pricier

Pricier than 96% of homes nearby

Living area1,152 ft²
SmallerTypical 2,556 ft²Bigger

Bigger than 12% of homes nearby

Lot size0.14 ac
SmallerTypical 0.27 acBigger

Bigger than 27% of homes nearby

Year built2024
OlderTypical 1972Newer

Newer than almost all homes nearby

How 86 Black Point Rd ranks against every home in each area.
MeasureThis homeRumson 07760Monmouth County
Estimated valuepricier than$1,500,21638% of homes89% of homes
Price per ft²pricier than$130296% of homesalmost all homes
Living areabigger than1,152 ft²12% of homes14% of homes
Lot sizebigger than0.14 ac27% of homes27% of homes
Year builtnewer than2024almost all homesalmost all homes

About 86 Black Point Rd

How much is 86 Black Point Rd, Rumson, NJ worth?

The TopHap Estimate for 86 Black Point Rd, Rumson, NJ is $1,500,216 as of Aug 30, 2026. The likely range is $1,408,615 to $1,591,816. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 86 Black Point Rd, Rumson, NJ last sell?

86 Black Point Rd, Rumson, NJ last sold on Oct 27, 2025 for $1,999,999, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 86 Black Point Rd, Rumson, NJ?

86 Black Point Rd, Rumson, NJ has 2 bedrooms, 2 bathrooms, 1,152 square feet of living space and a 0.14-acre lot.

When was 86 Black Point Rd, Rumson, NJ built?

86 Black Point Rd, Rumson, NJ was built in 2024, making it 2 years old. It is a ranch home. The building has 1 story.

What schools serve 86 Black Point Rd, Rumson, NJ?

86 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 86 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 38% of them ($1,500,216 against a typical $1,874,778), its price per square foot is higher than 96% of them ($1302 against a typical $774), it is bigger than 12% of them (1,152 ft² against a typical 2,556 ft²), its lot is bigger than 27% of them (0.14 ac against a typical 0.27 ac) and it is newer than almost all of them (2024 against a typical 1972). Measured against all of Monmouth County, it is worth more than 89% 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 86 Black Point Rd, Rumson, NJ?

The 2025 property tax bill for 86 Black Point Rd, Rumson, NJ was $8,171. The county assessed it at $1,999,000.

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