The Fair Share Report
16 E 45th St
Long Beach, NJ 08055
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 $1,192,590 – $1,839,987, from 12 comparable Long Beach 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 Long Beach assessments sit below market value — republished every October, applied town-wide. A $1,347,619 home should be assessed near $881,478.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $81,578 below what the ratio math suggests (9.3%).
Step 4 · The tax rate — same for every Long Beach home
$0.253 Schools · 28% $0.439 County · 48% $0.220 Town · 24%
Step 5 · The bill
This home vs. every recent Long Beach sale · assessed ÷ market
38%81%
Paying about right
This home's ratio lands inside Long Beach'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 |
|---|---|---|---|---|
| 4002 OCEAN BLVD | 2026-01 | $1,999,000 | 1,474 | 50.3% |
| 27 E 27TH STREET | 2026-05 | $1,400,000 | 1,470 | 45.6% |
| 7 E 19TH STREET | 2025-10 | $1,500,000 | 1,328 | 37.3% |
| 9708 BEACH AVE | 2025-05 | $1,257,500 | 1,456 | 47.7% |
| 26 W OCEAN VIEW DRIVE | 2026-04 | $1,349,000 | 1,294 | 51.1% |
| 5401 WEST AVE | 2025-06 | $935,000 | 1,428 | 77.2% |
| 2912 BEACH AVE | 2025-10 | $1,360,000 | 1,344 | 44.7% |
| 17 E NORTH CAROLINA AVE | 2025-10 | $1,750,000 | 1,418 | 57.3% |
| 116 E 28TH STREET | 2026-04 | $1,650,000 | 1,270 | 47.8% |
| 8 W CAROLINA AVE | 2026-02 | $1,269,000 | 1,414 | 47.6% |
| 31 W CALIFORNIA AVE | 2025-12 | $1,275,000 | 1,548 | 54.9% |
| 120 E KENTUCKY AVE | 2025-01 | $2,360,000 | 1,295 | 46.2% |
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