The Fair Share Report
12 Bluebeard Dr
Ocean, NJ 08758
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 $505,266 – $756,675, 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 $628,557 home should be assessed near $581,227.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $131,973 above what the ratio math suggests (22.7%).
Step 4 · The tax rate — same for every Ocean home
$0.713 Schools · 45% $0.339 County · 21% $0.526 Town · 33%
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
68%147%
A touch high — worth watching
This home's ratio sits above most of Ocean, but doesn't clear NJ's legal appeal line (100.00%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 13 BAYVIEW DRIVE | 2025-05 | $600,000 | 1,954 | 99.3% |
| 44 BAY PARKWAY | 2025-06 | $500,000 | 2,053 | 84.4% |
| 76 SHERIDAN STREET | 2026-04 | $995,000 | 1,945 | 76.5% |
| 309 FIFTH STREET | 2026-04 | $370,000 | 1,956 | 81.0% |
| 122 ENGLEWOOD AVENUE | 2026-05 | $650,000 | 1,800 | 83.6% |
| 23 BAYVIEW DRIVE | 2025-04 | $655,333 | 1,677 | 83.3% |
| 109 ENGLEWOOD AVENUE | 2026-05 | $771,000 | 1,789 | 71.0% |
| 209 SENECA BOULEVARD | 2025-01 | $620,000 | 1,756 | 91.1% |
| 211 WELLS MILLS ROAD | 2026-04 | $390,000 | 1,828 | 94.2% |
| 50 LIGHTHOUSE DRIVE | 2026-06 | $475,000 | 1,790 | 66.1% |
| 15 BAYVIEW DRIVE | 2025-03 | $789,900 | 2,306 | 86.2% |
| 10 ONEIDA AVENUE | 2025-07 | $450,000 | 1,740 | 77.9% |
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