The Fair Share Report
14 Capstan Rd
Ocean, NJ 08758
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (100.00%) — roughly $1,302/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $628,843 – $716,945, 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 $687,007 home should be assessed near $635,275.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $82,525 above what the ratio math suggests (13.0%).
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%120%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1 CAPSTAN ROAD | 2025-09 | $1,185,000 | 2,232 | 79.6% |
| 114 CALDWELL ROAD | 2025-04 | $860,000 | 2,512 | 93.5% |
| 14 SEA BRIGHT WAY | 2025-11 | $661,000 | 2,286 | 86.5% |
| 15 EAGLESWOOD DR | 2025-08 | $620,000 | 2,291 | 76.4% |
| 197 BRIGANTINE BLVD | 2026-05 | $660,000 | 2,291 | 79.5% |
| 3 BAYVILLE WAY | 2025-08 | $670,000 | 2,196 | 81.0% |
| 116 DOLLMORE AVENUE | 2026-03 | $635,000 | 2,096 | 94.2% |
| 33 MANTOLOKING LA | 2026-05 | $645,000 | 2,196 | 86.6% |
| 24 BEACH HAVEN WAY | 2025-09 | $600,000 | 2,055 | 96.5% |
| 45 SHIP BOTTOM LN | 2026-06 | $705,000 | 2,783 | 89.4% |
| 38 POINT PLEASANT LA | 2025-12 | $599,900 | 2,196 | 92.0% |
| 30 EAGLESWOOD DR | 2026-02 | $596,000 | 2,291 | 84.0% |
Is this your house?
Run your own report →