The Fair Share Report
103 Ocean Ave
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 $531,948 – $562,000, 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 $550,222 home should be assessed near $508,790.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $85,490 below what the ratio math suggests (16.8%).
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 $1.519 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
68%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 |
|---|---|---|---|---|
| 37 PANCOAST RD | 2025-10 | $549,000 | 1,889 | 78.4% |
| 8 EAGLESWOOD DR | 2025-07 | $544,000 | 1,881 | 76.6% |
| 42 EAGLESWOOD DR | 2025-08 | $535,000 | 1,915 | 83.3% |
| 54 PANCOAST RD | 2026-03 | $527,500 | 1,834 | 90.3% |
| 23 BELMAR BLVD | 2025-03 | $550,000 | 1,834 | 82.1% |
| 32 RUMSON CT | 2024-12 | $500,000 | 1,822 | 91.1% |
| 22 EAGLESWOOD DR | 2026-05 | $585,000 | 1,997 | 85.6% |
| 5 BRADLEY BEACH WAY | 2025-01 | $620,000 | 2,183 | 93.5% |
| 16 SO OLYMPIA DR | 2026-03 | $540,000 | 1,721 | 83.7% |
| 9 BRADLEY BEACH WAY | 2026-03 | $635,000 | 2,183 | 89.4% |
| 26 EAGLESWOOD DR | 2025-02 | $560,000 | 2,070 | 85.2% |
| 121 MARINE ROAD | 2026-02 | $850,000 | 1,841 | 83.2% |
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