The Fair Share Report
209 Pinecrest Rd
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 $998,617 – $1,485,470, from 12 comparable Ocean sales in the past 18 months, at this home's 2,607 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 $1,190,411 home should be assessed near $1,121,962.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $95,062 below what the ratio math suggests (8.5%).
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 $1.266 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
64%110%
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 |
|---|---|---|---|---|
| 239 CLIFTWOOD RD | 2025-04 | $1,320,000 | 2,294 | 74.6% |
| 232 PINECREST RD | 2025-02 | $1,075,000 | 2,106 | 98.3% |
| 111 COLD INDIAN SPRING RD | 2026-03 | $730,000 | 2,482 | 104.5% |
| 611 S EDGEMERE DR | 2025-01 | $1,650,000 | 2,160 | 97.1% |
| 567 DEAL PKWY | 2026-04 | $1,791,000 | 3,032 | 71.4% |
| 224 CHATHAM AVE | 2026-05 | $900,000 | 1,971 | 104.9% |
| 25 DWIGHT DR | 2025-02 | $1,400,000 | 2,457 | 96.2% |
| 485 FREEHOLD ST | 2026-06 | $1,200,000 | 2,268 | 78.8% |
| 6 CALVIN TERR | 2025-01 | $1,225,000 | 2,893 | 92.0% |
| 1906 FINDERNE ST | 2025-04 | $1,150,000 | 2,632 | 91.5% |
| 31 MARSHALL RD | 2025-05 | $775,000 | 2,917 | 106.1% |
| 104 PEAR ST | 2026-04 | $999,000 | 2,608 | 126.3% |
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