The Fair Share Report
10 Ventnor Ct
Ocean, NJ 08758
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 $641,089 – $740,067, from 12 comparable Ocean 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 Ocean assessments sit below market value — republished every October, applied town-wide. A $698,315 home should be assessed near $645,732.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $123,732 below what the ratio math suggests (19.2%).
Step 4 · The tax rate — same for every Ocean home
$0.713 Schools · 45% $0.339 County · 21% $0.526 Town · 33%
This home's own bill implies $1.530 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
65%105%
Paying about right
This home's ratio lands inside Ocean'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 |
|---|---|---|---|---|
| 114 CALDWELL ROAD | 2025-04 | $860,000 | 2,512 | 93.5% |
| 1 CAPSTAN ROAD | 2025-09 | $1,185,000 | 2,232 | 79.6% |
| 14 SEA BRIGHT WAY | 2025-11 | $661,000 | 2,286 | 86.5% |
| 45 SHIP BOTTOM LN | 2026-06 | $705,000 | 2,783 | 89.4% |
| 15 EAGLESWOOD DR | 2025-08 | $620,000 | 2,291 | 76.4% |
| 23 BEACH HAVEN WAY | 2025-03 | $720,000 | 2,783 | 91.8% |
| 197 BRIGANTINE BLVD | 2026-05 | $660,000 | 2,291 | 79.5% |
| 3 BAYVILLE WAY | 2025-08 | $670,000 | 2,196 | 81.0% |
| 116 DOLLMORE AVENUE | 2026-03 | $635,000 | 2,096 | 94.2% |
| 33 MANTOLOKING LA | 2026-05 | $645,000 | 2,196 | 86.6% |
| 33 HARVEY CEDAR WAY | 2026-02 | $745,000 | 2,783 | 83.3% |
| 24 BEACH HAVEN WAY | 2025-09 | $600,000 | 2,055 | 96.5% |
Is this your house?
Run your own report →