The Fair Share Report
206 Third Ave
Belmar, NJ 07649
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 $1,317,501 – $1,831,293, from 12 comparable Belmar 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 Belmar assessments sit below market value — republished every October, applied town-wide. A $1,465,952 home should be assessed near $812,284.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $185,416 above what the ratio math suggests (22.8%).
Step 4 · The tax rate — same for every Belmar home
$0.599 Schools · 38% $0.350 County · 22% $0.620 Town · 40%
Step 5 · The bill
This home vs. every recent Belmar sale · assessed ÷ market
35%81%
Paying about right
This home's ratio lands inside Belmar'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 |
|---|---|---|---|---|
| 208 FOURTH AVE | 2025-06 | $2,076,399 | 2,399 | 42.5% |
| 405 TENTH AVE | 2026-01 | $1,525,000 | 2,403 | 52.3% |
| 1801 A ST | 2025-12 | $1,200,000 | 2,280 | 59.1% |
| 312 TWELFTH AVE | 2025-03 | $1,275,000 | 2,304 | 42.9% |
| 216 THIRTEENTH AVE | 2025-04 | $1,555,000 | 2,328 | 43.8% |
| 221 SIXTEENTH AVE | 2025-08 | $1,500,000 | 2,624 | 46.1% |
| 216 FOURTH AVE | 2025-10 | $1,500,000 | — | 43.3% |
| 1205.5 RIVER RD | 2025-05 | $610,000 | 2,031 | 55.0% |
| 110 FIFTH AVE | 2025-04 | $2,049,999 | 2,639 | 62.0% |
| 109 TWELFTH AVE | 2025-10 | $1,400,000 | 2,716 | 50.9% |
| 1102 OCEAN AVE | 2025-09 | $2,990,000 | 2,827 | 46.2% |
| 1721 RIVER RD | 2025-09 | $632,500 | 1,978 | 48.7% |
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