The Fair Share Report
116 E Cape Cod Ln
Long Beach, NJ 08008
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 $1,605,071 – $2,026,981, 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 $1,705,287 home should be assessed near $1,115,428.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $233,172 above what the ratio math suggests (20.9%).
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%89%
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 |
|---|---|---|---|---|
| 4 W JOSHUA AVE | 2026-03 | $1,675,000 | 1,884 | 42.4% |
| 130 E PENNSYLVANIA AVE | 2026-05 | $2,700,000 | 1,864 | 45.9% |
| 31 W BAY BERRY DRIVE | 2025-12 | $2,173,500 | 1,992 | 52.5% |
| 3 W CLEVELAND AVE | 2026-03 | $1,830,750 | 1,854 | 54.2% |
| 29 W TEBCO TERRACE | 2025-08 | $1,100,000 | 1,876 | 62.7% |
| 6 E 51ST STREET | 2026-05 | $1,650,000 | 1,728 | 41.3% |
| 18 W ALABAMA AVE | 2025-03 | $1,450,000 | 1,676 | 50.7% |
| 6203 LONG BEACH BLVD | 2025-12 | $1,755,000 | 2,104 | 36.7% |
| 204 E 26TH STREET | 2025-11 | $2,495,000 | 1,944 | 50.2% |
| 2904 S LONG BEACH BLVD | 2025-05 | $1,600,000 | 1,778 | 44.3% |
| 11 E JEANETTE AVE | 2025-10 | $1,595,000 | 1,861 | 55.9% |
| 21 E TENNESSEE AVE | 2026-06 | $1,850,000 | 1,852 | 54.2% |
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