The Fair Share Report
116 E Weldon Pl
Long Beach, NJ 07069
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 $1,600,072 – $2,694,169, 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 $2,037,344 home should be assessed near $1,332,627.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $56,327 below what the ratio math suggests (4.2%).
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%85%
Paying about right
This home's ratio lands inside Long Beach'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 |
|---|---|---|---|---|
| 123 E MISSISSIPPI AVE | 2026-04 | $4,000,000 | 1,960 | 58.0% |
| 7 W COHASSET ROAD | 2025-05 | $1,600,000 | 2,040 | 38.5% |
| 1010C LONG BEACH BLVD | 2026-04 | $2,100,000 | 1,948 | 43.1% |
| 105 E INDIANA AVE | 2025-06 | $2,000,000 | 1,928 | 57.1% |
| 204 E 26TH STREET | 2025-11 | $2,495,000 | 1,944 | 50.2% |
| 130 E PENNSYLVANIA AVE | 2026-05 | $2,700,000 | 1,864 | 45.9% |
| 3 W CLEVELAND AVE | 2026-03 | $1,830,750 | 1,854 | 54.2% |
| 3803 S LONG BEACH BLVD | 2026-01 | $2,700,000 | 2,064 | 62.7% |
| 31 W BAY BERRY DRIVE | 2025-12 | $2,173,500 | 1,992 | 52.5% |
| 4 W JOSHUA AVE | 2026-03 | $1,675,000 | 1,884 | 42.4% |
| 8510 LONG BEACH BLVD | 2025-07 | $1,200,000 | 2,076 | 70.5% |
| 11 E JEANETTE AVE | 2025-10 | $1,595,000 | 1,861 | 55.9% |
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