The Fair Share Report
2 Clearview Dr
Ocean, NJ 07712
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 $792,627 – $945,361, 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 $879,960 home should be assessed near $829,362.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $66,038 above what the ratio math suggests (8.0%).
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 $1.217 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%118%
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 |
|---|---|---|---|---|
| 11 OAK TREE LN | 2025-04 | $899,000 | 2,408 | 97.5% |
| 15 PHOENIX PKWY | 2026-01 | $925,000 | 2,337 | 95.8% |
| 909 BROOKSIDE AVE | 2026-03 | $1,225,000 | 2,348 | 68.2% |
| 1811 BELLMORE ST | 2026-03 | $875,000 | 2,229 | 97.8% |
| 5 LANCASTER DR | 2025-02 | $822,000 | 2,292 | 94.3% |
| 1 DERBY LN | 2025-02 | $930,000 | 2,444 | 101.8% |
| 66 COLD INDIAN SPRING RD | 2026-02 | $740,000 | 2,432 | 98.3% |
| 8 PHOENIX PKWY | 2025-05 | $1,130,000 | 2,357 | 98.5% |
| 6 LOTUS CT | 2026-03 | $955,000 | 2,689 | 98.2% |
| 7 ALVORD ST | 2025-02 | $1,166,000 | 2,380 | 102.2% |
| 48 CHARLES CT | 2026-06 | $656,000 | 1,966 | 91.5% |
| 12 CHARLES CT | 2026-05 | $675,000 | 1,966 | 94.3% |
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