The Fair Share Report
2 Brielle Ct
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 $604,745 – $720,078, 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 $657,844 home should be assessed near $608,308.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $19,592 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%
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
68%109%
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 |
|---|---|---|---|---|
| 16 BELMAR BLVD | 2026-03 | $567,000 | 2,888 | 108.2% |
| 50 AVALON WAY | 2025-07 | $675,000 | 2,673 | 80.3% |
| 49 SPRING LAKE BLVD | 2025-04 | $671,250 | 3,081 | 98.2% |
| 79 SPRING LAKE BLVD | 2026-05 | $600,000 | 2,673 | 98.1% |
| 23 BEACH HAVEN WAY | 2025-03 | $720,000 | 2,783 | 91.8% |
| 11 BLUEBEARD DRIVE | 2025-03 | $1,078,000 | 3,274 | 100.0% |
| 45 SHIP BOTTOM LN | 2026-06 | $705,000 | 2,783 | 89.4% |
| 33 HARVEY CEDAR WAY | 2026-02 | $745,000 | 2,783 | 83.3% |
| 32 EAGLESWOOD DR | 2026-05 | $620,000 | 2,673 | 86.6% |
| 11 DEAL LN | 2025-04 | $580,000 | 2,888 | 90.8% |
| 105 SPRING LAKE BLVD | 2025-04 | $710,000 | 3,068 | 88.1% |
| 8 FAIR HAVEN WAY | 2026-06 | $744,500 | 3,068 | 87.9% |
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