The Fair Share Report
16 Capstan Rd
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 $421,934 – $693,003, 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 $466,618 home should be assessed near $431,482.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $122,318 above what the ratio math suggests (28.3%).
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%137%
Paying about right
This home's ratio lands inside Ocean's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 119 OREGON AVENUE | 2025-04 | $250,000 | 1,637 | 120.8% |
| 14 VESSEL ROAD | 2026-05 | $979,000 | 1,599 | 70.5% |
| 17 PENNSYLVANIA AVENUE | 2026-05 | $407,000 | 1,368 | 80.4% |
| 156 WELLS MILLS ROAD | 2026-02 | $405,000 | 1,586 | 86.1% |
| 71 SHERIDAN STREET | 2025-07 | $700,000 | 1,589 | 71.5% |
| 1 AVON LANE | 2025-09 | $429,000 | 1,489 | 77.1% |
| 30 NAUTILUS ROAD | 2025-09 | $380,000 | 1,224 | 68.4% |
| 85 HOLLY DRIVE | 2025-01 | $350,000 | 1,229 | 86.1% |
| 16 DAVEY JONES WAY | 2026-04 | $600,000 | 1,402 | 92.0% |
| 12 ONE EYE WAY | 2025-07 | $550,000 | 1,396 | 105.1% |
| 76 POPLAR STREET | 2026-02 | $360,000 | 1,170 | 69.1% |
| 21 PEG LEG WAY | 2026-02 | $625,000 | 1,327 | 88.2% |
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