The Fair Share Report
21 Central Ave
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 $265,140 – $327,929, 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 $287,356 home should be assessed near $265,718.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $63,118 below what the ratio math suggests (23.8%).
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
56%105%
Keep quiet and enjoy it
This home's assessment ratio sits below the Ocean pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 26 BAYBERRY DRIVE | 2025-08 | $289,000 | 888 | 75.0% |
| 56 BRYANT ROAD | 2026-03 | $355,000 | 768 | 80.3% |
| 27 CENTRAL AVENUE | 2025-04 | $275,000 | 800 | 80.8% |
| 11 CENTRAL AVENUE | 2025-07 | $245,000 | 932 | 85.3% |
| 54 ATLANTIC AVENUE | 2026-02 | $265,000 | 748 | 73.7% |
| 18 MIZZEN WAY | 2025-03 | $340,000 | 869 | 73.3% |
| 72 ADRIATIC AVENUE | 2025-10 | $250,000 | 720 | 92.2% |
| 12 CENTRAL AVENUE | 2025-08 | $234,000 | 671 | 85.1% |
| 22 MAPLE STREET | 2025-09 | $190,000 | 696 | 117.4% |
| 204 SECOND STREET | 2025-09 | $363,000 | 908 | 63.3% |
| 6 SPRUCE STREET | 2025-04 | $255,000 | 642 | 83.0% |
| 65 LIGHTHOUSE DRIVE | 2025-01 | $242,000 | 625 | 81.2% |
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