The Fair Share Report
21 E 47th St
Long Beach, NJ 08054
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 $1,525,242 – $2,001,199, from 12 comparable Long Beach 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 Long Beach assessments sit below market value — republished every October, applied town-wide. A $1,725,434 home should be assessed near $1,128,606.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $194,206 below what the ratio math suggests (17.2%).
Step 4 · The tax rate — same for every Long Beach home
$0.253 Schools · 28% $0.439 County · 48% $0.220 Town · 24%
Step 5 · The bill
This home vs. every recent Long Beach sale · assessed ÷ market
38%81%
Paying about right
This home's ratio lands inside Long Beach'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 |
|---|---|---|---|---|
| 3 W CLEVELAND AVE | 2026-03 | $1,830,750 | 1,854 | 54.2% |
| 6 E 51ST STREET | 2026-05 | $1,650,000 | 1,728 | 41.3% |
| 29 W TEBCO TERRACE | 2025-08 | $1,100,000 | 1,876 | 62.7% |
| 130 E PENNSYLVANIA AVE | 2026-05 | $2,700,000 | 1,864 | 45.9% |
| 121 E SAND DUNE LANE | 2026-04 | $2,225,000 | 1,808 | 58.1% |
| 113 E MERMAID LANE | 2025-10 | $1,250,000 | 1,728 | 81.7% |
| 4 W JOSHUA AVE | 2026-03 | $1,675,000 | 1,884 | 42.4% |
| 5909 OCEAN BLVD | 2026-01 | $1,760,000 | 1,632 | 68.0% |
| 7 W JULIA AVE | 2026-05 | $1,775,000 | 1,804 | 49.8% |
| 42 W TEBCO TERRACE | 2025-04 | $1,550,000 | 1,659 | 45.3% |
| 18 W ALABAMA AVE | 2025-03 | $1,450,000 | 1,676 | 50.7% |
| 11 E JEANETTE AVE | 2025-10 | $1,595,000 | 1,861 | 55.9% |
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