The Fair Share Report
14 Beacon 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 $329,780 – $461,327, 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 $415,358 home should be assessed near $384,082.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $373,618 above what the ratio math suggests (97.3%).
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%235%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $5,896/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 71 RAILROAD AVENUE | 2025-01 | $509,000 | 1,288 | 68.3% |
| 7 LETTS LANDING ROAD | 2026-04 | $419,000 | 1,104 | 70.4% |
| 7 LETTS LANDING ROAD | 2025-08 | $387,000 | 1,104 | 76.2% |
| 103 ATLANTIC AVENUE | 2025-02 | $475,000 | 1,129 | 89.0% |
| 108 BALTIC AVENUE | 2026-01 | $347,500 | 1,244 | 81.5% |
| 95 OREGON AVENUE | 2025-04 | $460,000 | 1,200 | 78.1% |
| 30 NAUTILUS ROAD | 2025-09 | $380,000 | 1,224 | 68.4% |
| 85 HOLLY DRIVE | 2025-01 | $350,000 | 1,229 | 86.1% |
| 46 SHIP BOTTOM LN | 2025-02 | $600,000 | 1,732 | 85.1% |
| 103 DOVER COURT | 2025-07 | $385,000 | 1,160 | 77.3% |
| 28 DOLPHIN WAY | 2026-06 | $430,000 | 1,344 | 80.7% |
| 113 LIGHTHOUSE DRIVE | 2025-10 | $290,000 | 1,152 | 89.0% |
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