The Fair Share Report
116 Woolley Ct
Ocean, NJ 07755
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.
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Step 1 · Market value
Likely range $848,508 – $1,343,380, 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 $985,976 home should be assessed near $929,282.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $172,082 below what the ratio math suggests (18.5%).
Step 4 · The tax rate — same for every Ocean home
$0.801 Schools · 61% $0.224 County · 17% $0.295 Town · 22%
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
51%110%
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 |
|---|---|---|---|---|
| 102 WOOLLEY COURT | 2025-03 | $975,000 | 2,665 | 96.9% |
| 42 WHALE POND RD | 2025-02 | $1,950,000 | 2,665 | 98.9% |
| 130 WOOLLEY COURT | 2026-04 | $850,000 | 2,875 | 96.9% |
| 139 WOOLLEY COURT | 2025-04 | $880,000 | 2,875 | 100.4% |
| 3 PELICAN CT | 2025-05 | $1,235,000 | 2,815 | 86.3% |
| 2 PELICAN CT | 2026-01 | $1,335,000 | 2,821 | 90.5% |
| 713 ASBURY AVE | 2025-05 | $863,000 | 3,017 | 98.5% |
| 55 SEQUOIA PKWY | 2025-01 | $850,000 | 2,619 | 107.4% |
| 31 CEDAR VILLAGE BLVD | 2025-06 | $875,000 | 2,648 | 100.0% |
| 14 REDWOOD DR | 2026-05 | $935,000 | 2,542 | 94.0% |
| 21 DUNE RD | 2025-01 | $1,137,500 | 2,694 | 98.3% |
| 250 ROLLING MEADOWS BLVDN | 2026-06 | $865,000 | 2,440 | 71.0% |
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