The Fair Share Report
12 Pine Ln
Ocean, NJ 07712
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 $714,972 – $1,445,735, 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 $837,063 home should be assessed near $788,932.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $37,268 above what the ratio math suggests (4.7%).
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
52%121%
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 |
|---|---|---|---|---|
| 53 HILLSIDE TERR | 2025-01 | $690,000 | 2,320 | 105.8% |
| 23 COLD INDIAN SPRING RD | 2025-03 | $750,000 | 2,370 | 99.0% |
| 1 MICHAELS CT | 2026-06 | $1,792,500 | 2,378 | 70.9% |
| 221 HARRISON AVE | 2025-04 | $975,000 | 2,328 | 110.5% |
| 22 ROSLYN DR | 2025-05 | $1,220,000 | 2,250 | 81.3% |
| 25 DWIGHT DR | 2025-02 | $1,400,000 | 2,457 | 96.2% |
| 404 BROOKSIDE AVE | 2026-04 | $1,355,000 | 2,172 | 67.8% |
| 5 LANCASTER DR | 2025-02 | $822,000 | 2,292 | 94.3% |
| 224B COLD INDIAN SPRING R | 2026-04 | $849,500 | 2,160 | 95.5% |
| 441 SLOCUM PL | 2026-05 | $1,650,000 | 2,242 | 82.0% |
| 66 COLD INDIAN SPRING RD | 2026-02 | $740,000 | 2,432 | 98.3% |
| 713 CAROL AVE | 2025-01 | $725,000 | 2,032 | 92.5% |
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