The Fair Share Report
103 E 26th St
Long Beach, NJ 08033
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 $1,264,881 – $1,862,891, from 12 comparable Long Beach sales in the past 18 months, at this home's 1,250 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Long Beach assessments sit below market value — republished every October, applied town-wide. A $1,411,898 home should be assessed near $923,522.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $175,222 below what the ratio math suggests (19.0%).
Step 4 · The tax rate — same for every Long Beach home
$0.253 Schools · 28% $0.439 County · 48% $0.220 Town · 24%
Step 5 · The bill
This home vs. every recent Long Beach sale · assessed ÷ market
35%81%
Paying about right
This home's ratio lands inside Long Beach'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 |
|---|---|---|---|---|
| 102 E WINIFRED AVE | 2026-04 | $2,310,000 | 1,252 | 50.2% |
| 16 E PAULDING AVE | 2026-05 | $2,000,000 | 1,342 | 43.5% |
| 1415 WAVERLY AVE | 2026-01 | $1,200,000 | 1,289 | 53.3% |
| 120 E KENTUCKY AVE | 2025-01 | $2,360,000 | 1,295 | 46.2% |
| 15 W 14TH STREET | 2026-05 | $1,550,000 | 1,176 | 41.5% |
| 15 W 14TH STREET | 2026-03 | $1,250,000 | 1,176 | 51.4% |
| 2400 BEACH AVE UNIT B | 2025-07 | $1,200,000 | 1,121 | 60.6% |
| 2912 BEACH AVE | 2025-10 | $1,360,000 | 1,344 | 44.7% |
| 134 ARNOLD BLVD | 2025-08 | $1,950,000 | 1,152 | 44.0% |
| 26 W OCEAN VIEW DRIVE | 2026-04 | $1,349,000 | 1,294 | 51.1% |
| 116 E 28TH STREET | 2026-04 | $1,650,000 | 1,270 | 47.8% |
| 7 E 19TH STREET | 2025-10 | $1,500,000 | 1,328 | 37.3% |
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