The Fair Share Report
111 Third Ave
Belmar, NJ 07719
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 $821,217 – $1,443,775, from 12 comparable Belmar 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 Belmar assessments sit below market value — republished every October, applied town-wide. A $1,103,672 home should be assessed near $611,545.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $352,355 above what the ratio math suggests (57.6%).
Step 4 · The tax rate — same for every Belmar home
$0.599 Schools · 38% $0.350 County · 22% $0.620 Town · 40%
Step 5 · The bill
This home vs. every recent Belmar sale · assessed ÷ market
35%123%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (63.72%) — roughly $5,532/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1721 RIVER RD | 2025-09 | $632,500 | 1,978 | 48.7% |
| 312 TWELFTH AVE | 2025-03 | $1,275,000 | 2,304 | 42.9% |
| 504 ELEVENTH AVE | 2025-05 | $1,100,000 | 2,097 | 71.8% |
| 1209 SIXTEENTH AVE | 2026-04 | $800,000 | 1,904 | 56.7% |
| 1202 BAYVIEW AVE | 2026-05 | $875,000 | 1,824 | 45.8% |
| 1205.5 RIVER RD | 2025-05 | $610,000 | 2,031 | 55.0% |
| 405 TENTH AVE | 2026-01 | $1,525,000 | 2,403 | 52.3% |
| 208 FOURTH AVE | 2025-06 | $2,076,399 | 2,399 | 42.5% |
| 1801 A ST | 2025-12 | $1,200,000 | 2,280 | 59.1% |
| 113 TWELFTH AVE | 2026-03 | $1,400,000 | 2,153 | 49.6% |
| 707 NORTH LAKE DRIVE | 2025-10 | $2,199,999 | 1,918 | 39.8% |
| 216 FOURTH AVE | 2025-10 | $1,500,000 | — | 43.3% |
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