The Fair Share Report
15 Dock Ave
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 $580,330 – $863,927, 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 $681,923 home should be assessed near $630,574.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $336,826 above what the ratio math suggests (53.4%).
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%172%
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 $5,315/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 55 MAIN STREET | 2026-03 | $585,000 | 2,864 | 75.7% |
| 6 TALL OAKS DRIVE | 2025-08 | $539,900 | 2,429 | 91.5% |
| 11 BLUEBEARD DRIVE | 2025-03 | $1,078,000 | 3,274 | 100.0% |
| 121 MOREY PLACE ROAD | 2025-04 | $799,000 | 2,770 | 83.8% |
| 222 WELLS MILLS ROAD | 2026-06 | $875,000 | 3,363 | 89.0% |
| 7 DOCK AVENUE | 2025-06 | $582,500 | 2,058 | 98.5% |
| 13 BAYVIEW DRIVE | 2025-05 | $600,000 | 1,954 | 99.3% |
| 4 LETTS LANDING ROAD | 2025-09 | $420,000 | 3,035 | 118.7% |
| 89 POPLAR STREET | 2025-04 | $550,000 | 2,905 | 97.0% |
| 14 VESSEL ROAD | 2026-05 | $979,000 | 1,599 | 70.5% |
| 156 WELLS MILLS ROAD | 2026-02 | $405,000 | 1,586 | 86.1% |
| 16 BELMAR BLVD | 2026-03 | $567,000 | 2,888 | 108.2% |
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