The Fair Share Report
21 E Mears Ave
Long Beach, NJ 08055
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 $1,215,476 – $1,712,922, 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 $1,464,605 home should be assessed near $957,998.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $6,802 above what the ratio math suggests (0.7%).
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%85%
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 |
|---|---|---|---|---|
| 9 W INLET RD | 2026-01 | $1,715,000 | 1,554 | 43.3% |
| 16 W SUSAN AVE | 2025-05 | $1,279,000 | 1,576 | 58.1% |
| 9 W MCKINLEY AVE | 2025-11 | $1,275,000 | 1,440 | 49.2% |
| 11 W 87TH STREET | 2026-04 | $1,550,000 | 1,544 | 61.0% |
| 25 W JULIA AVE | 2026-05 | $1,599,000 | 1,556 | 51.7% |
| 6 E 51ST STREET | 2026-05 | $1,650,000 | 1,728 | 41.3% |
| 15 W 16TH STREET U-B | 2025-09 | $1,175,000 | 1,481 | 61.8% |
| 12611 LONG BEACH BLVD | 2025-10 | $1,300,000 | 1,576 | 53.5% |
| 130 E PENNSYLVANIA AVE | 2026-05 | $2,700,000 | 1,864 | 45.9% |
| 1905 BAY TERRACE | 2025-03 | $1,410,000 | 1,296 | 36.1% |
| 18 W TEBCO TERRACE | 2026-04 | $1,650,000 | 1,541 | 49.0% |
| 109 W NEW JERSEY AVE | 2025-04 | $1,405,000 | 1,246 | 57.5% |
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