The Fair Share Report
17 Dune Rd
Ocean, NJ 07712
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 $838,491 – $1,314,829, 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 $1,122,393 home should be assessed near $1,057,855.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $94,845 above what the ratio math suggests (9.0%).
Step 4 · The tax rate — same for every Ocean home
$0.801 Schools · 61% $0.224 County · 17% $0.295 Town · 22%
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
72%143%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 31 CEDAR VILLAGE BLVD | 2025-06 | $875,000 | 2,648 | 100.0% |
| 6 LOTUS CT | 2026-03 | $955,000 | 2,689 | 98.2% |
| 11 STANDISH DR | 2026-05 | $1,237,500 | 2,978 | 90.0% |
| 21 DUNE RD | 2025-01 | $1,137,500 | 2,694 | 98.3% |
| 909 BROOKSIDE AVE | 2026-03 | $1,225,000 | 2,348 | 68.2% |
| 3 PELICAN CT | 2025-05 | $1,235,000 | 2,815 | 86.3% |
| 1906 FINDERNE ST | 2025-04 | $1,150,000 | 2,632 | 91.5% |
| 2 PELICAN CT | 2026-01 | $1,335,000 | 2,821 | 90.5% |
| 8 PHOENIX PKWY | 2025-05 | $1,130,000 | 2,357 | 98.5% |
| 7 ALVORD ST | 2025-02 | $1,166,000 | 2,380 | 102.2% |
| 102 WOOLLEY COURT | 2025-03 | $975,000 | 2,665 | 96.9% |
| 10 OAK TREE LN | 2026-02 | $855,000 | 3,069 | 96.5% |
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