The Fair Share Report
11 Oak Leaf Dr
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 $385,866 – $575,298, 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 $428,818 home should be assessed near $396,528.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $40,428 below what the ratio math suggests (10.2%).
Step 4 · The tax rate — same for every Ocean home
$0.713 Schools · 45% $0.339 County · 21% $0.526 Town · 33%
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
56%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 |
|---|---|---|---|---|
| 16 SO OLYMPIA DR | 2026-03 | $540,000 | 1,721 | 83.7% |
| 28 SPRUCE STREET | 2026-01 | $431,600 | 1,692 | 106.0% |
| 1 AVON LANE | 2025-09 | $429,000 | 1,489 | 77.1% |
| 59 ATLANTIC AVENUE | 2025-06 | $485,000 | 1,876 | 76.4% |
| 211 WELLS MILLS ROAD | 2026-04 | $390,000 | 1,828 | 94.2% |
| 71 RAILROAD AVENUE | 2025-01 | $509,000 | 1,288 | 68.3% |
| 11 TILLER DRIVE | 2026-01 | $405,000 | 1,998 | 96.0% |
| 82 BONITA ROAD | 2025-07 | $369,000 | 1,510 | 98.5% |
| 7 LETTS LANDING ROAD | 2026-04 | $419,000 | 1,104 | 70.4% |
| 7 LETTS LANDING ROAD | 2025-08 | $387,000 | 1,104 | 76.2% |
| 51 OREGON AVENUE | 2026-05 | $375,500 | 1,640 | 81.4% |
| 46 SHIP BOTTOM LN | 2025-02 | $600,000 | 1,732 | 85.1% |
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