The Fair Share Report
152 Brigantine Blvd
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.
This home's payments are about right
It sits inside Ocean's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $514,611 – $663,291, 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 $623,894 home should be assessed near $576,915.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $18,185 above what the ratio math suggests (3.2%).
Step 4 · The tax rate — same for every Ocean home
$0.713 Schools · 45% $0.339 County · 21% $0.526 Town · 33%
This home's own bill implies $1.536 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
68%121%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 34 SEA GIRT LN | 2025-03 | $600,000 | 2,523 | 100.0% |
| 32 EAGLESWOOD DR | 2026-05 | $620,000 | 2,673 | 86.6% |
| 66 STRATHMERE ST | 2025-05 | $535,000 | 2,611 | 103.0% |
| 124 BRIGANTINE BLVD | 2025-01 | $685,000 | 2,673 | 86.2% |
| 50 AVALON WAY | 2025-07 | $675,000 | 2,673 | 80.3% |
| 30 EAGLESWOOD DR | 2026-02 | $596,000 | 2,291 | 84.0% |
| 114 CALDWELL ROAD | 2025-04 | $860,000 | 2,512 | 93.5% |
| 79 SPRING LAKE BLVD | 2026-05 | $600,000 | 2,673 | 98.1% |
| 109 OCEAN AVENUE | 2026-05 | $545,000 | 2,636 | 100.9% |
| 110 MARINE ROAD | 2025-03 | $499,999 | 2,388 | 99.6% |
| 3 STRATHMERE ST | 2025-02 | $560,000 | 2,270 | 88.7% |
| 3 BEACH HAVEN WAY | 2026-06 | $670,000 | 2,291 | 82.7% |
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