The Fair Share Report
120 E Cape Cod Ln
Long Beach, NJ 08055
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 $2,129,101 – $2,509,622, 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 $2,385,276 home should be assessed near $1,560,209.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $9,391 above what the ratio math suggests (0.6%).
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%81%
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 |
|---|---|---|---|---|
| 114 W OSBORN AVE | 2026-04 | $2,475,000 | 2,258 | 43.5% |
| 14 E 44TH STREET | 2025-03 | $2,340,000 | 2,215 | 52.7% |
| 102 E 20TH STREET | 2025-03 | $2,500,000 | 2,282 | 51.5% |
| 22 W 13TH STREET U-A | 2025-05 | $2,100,000 | 2,368 | 49.1% |
| 40 W MARYLAND AVE | 2025-12 | $1,740,000 | 2,150 | 62.5% |
| 7 W SELFRIDGE AVE | 2025-08 | $2,150,000 | 2,239 | 47.8% |
| 24 E 50TH STREET | 2025-06 | $2,295,000 | 2,356 | 57.8% |
| 127 W NEW JERSEY AVE | 2025-10 | $2,499,000 | 2,391 | 56.7% |
| 12 E 45TH STREET | 2025-02 | $2,400,000 | 2,282 | 56.1% |
| 127 E 13TH STREET | 2025-09 | $2,500,000 | 1,974 | 51.0% |
| 6200 OCEAN BLVD | 2025-03 | $2,050,000 | 2,157 | 41.7% |
| 1805 BEACH AVE | 2026-03 | $2,479,999 | 2,055 | 51.7% |
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