The Fair Share Report
126 Main St
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.
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Step 1 · Market value
Likely range $359,610 – $419,840, 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 $393,538 home should be assessed near $363,905.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $79,605 below what the ratio math suggests (21.9%).
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
62%105%
Keep quiet and enjoy it
This home's assessment ratio sits below the Ocean pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 85 HOLLY DRIVE | 2025-01 | $350,000 | 1,229 | 86.1% |
| 30 NAUTILUS ROAD | 2025-09 | $380,000 | 1,224 | 68.4% |
| 17 PENNSYLVANIA AVENUE | 2026-05 | $407,000 | 1,368 | 80.4% |
| 103 DOVER COURT | 2025-07 | $385,000 | 1,160 | 77.3% |
| 108 BALTIC AVENUE | 2026-01 | $347,500 | 1,244 | 81.5% |
| 14 VESSEL ROAD | 2026-05 | $979,000 | 1,599 | 70.5% |
| 156 WELLS MILLS ROAD | 2026-02 | $405,000 | 1,586 | 86.1% |
| 71 RAILROAD AVENUE | 2025-01 | $509,000 | 1,288 | 68.3% |
| 1 AVON LANE | 2025-09 | $429,000 | 1,489 | 77.1% |
| 72 BARNEGAT BEACH DRIVE | 2025-05 | $395,000 | 1,408 | 85.4% |
| 26 BAYBERRY DRIVE | 2025-08 | $289,000 | 888 | 75.0% |
| 73 RAILROAD AVENUE | 2025-12 | $300,000 | 961 | 81.2% |
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