The Fair Share Report
175 Delaware Ave
Ocean, NJ 07755
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 $660,876 – $862,813, from 12 comparable Ocean sales in the past 18 months, at this home's 1,400 sq ft.
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 $748,364 home should be assessed near $705,333.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $272,267 above what the ratio math suggests (38.6%).
Step 4 · The tax rate — same for every Ocean home
$0.801 Schools · 61% $0.224 County · 17% $0.295 Town · 22%
This home's own bill implies $1.267 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
72%153%
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 $3,591/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 123 COLD INDIAN SPRING RD | 2026-02 | $488,000 | 1,477 | 127.3% |
| 453 BROOKSIDE AVE | 2025-04 | $735,000 | 1,375 | 80.3% |
| 1603 LOGAN RD | 2025-06 | $700,000 | 1,384 | 98.0% |
| 7 WHALE POND RD | 2025-03 | $665,000 | 1,431 | 116.8% |
| 1904 WAVERLY ST | 2026-06 | $885,000 | 1,436 | 76.8% |
| 29 BARBARA LN | 2026-06 | $952,000 | 1,551 | 93.9% |
| 716 DOW AVE | 2025-05 | $625,000 | 1,324 | 100.3% |
| 1124 JEFFREY AVE | 2026-04 | $860,000 | 1,331 | 82.9% |
| 1905 FANWOOD ST | 2026-05 | $670,000 | 1,368 | 87.0% |
| 498 ELIZABETH ST | 2025-01 | $865,000 | 1,400 | 72.3% |
| 5 THE ARBOR WAY | 2025-03 | $640,000 | 1,663 | 104.2% |
| 166 CHATHAM AVE | 2025-01 | $836,000 | 1,526 | 99.7% |
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