The Fair Share Report
112 E Cape Cod Ln
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 $1,197,648 – $1,742,506, from 12 comparable Long Beach 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 Long Beach assessments sit below market value — republished every October, applied town-wide. A $1,406,021 home should be assessed near $919,678.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $213,622 above what the ratio math suggests (23.2%).
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
38%100%
A touch high — worth watching
This home's ratio sits above most of Long Beach, but doesn't clear NJ's legal appeal line (75.22%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 4002 OCEAN BLVD | 2026-01 | $1,999,000 | 1,474 | 50.3% |
| 9708 BEACH AVE | 2025-05 | $1,257,500 | 1,456 | 47.7% |
| 5401 WEST AVE | 2025-06 | $935,000 | 1,428 | 77.2% |
| 2904 ATLANTIC AVE | 2025-08 | $1,600,000 | 1,624 | 42.8% |
| 31 W CALIFORNIA AVE | 2025-12 | $1,275,000 | 1,548 | 54.9% |
| 27 E 27TH STREET | 2026-05 | $1,400,000 | 1,470 | 45.6% |
| 13 E 38TH STREET | 2025-03 | $901,000 | 1,520 | 78.3% |
| 17 E NORTH CAROLINA AVE | 2025-10 | $1,750,000 | 1,418 | 57.3% |
| 10 E 48TH STREET | 2025-09 | $1,500,000 | 1,568 | 58.4% |
| 100 E 23RD STREET | 2025-09 | $1,250,000 | 1,362 | 54.0% |
| 100 E 23RD STREET | 2025-06 | $1,100,000 | 1,362 | 61.4% |
| 2 E 52ND STREET | 2025-04 | $1,375,000 | 1,632 | 46.0% |
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