The Fair Share Report
21 James Dr
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 $849,057 – $944,519, 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 $900,460 home should be assessed near $832,655.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $33,355 below what the ratio math suggests (4.0%).
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
68%105%
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 |
|---|---|---|---|---|
| 11 BLUEBEARD DRIVE | 2025-03 | $1,078,000 | 3,274 | 100.0% |
| 36 PANCOAST RD | 2025-05 | $695,000 | 3,260 | 98.0% |
| 109 SPRING LAKE BLVD | 2025-11 | $739,000 | 3,247 | 87.5% |
| 11 BEACH HAVEN WAY | 2025-05 | $800,000 | 3,188 | 82.4% |
| 46 BELMAR BLVD | 2026-03 | $595,000 | 3,068 | 97.9% |
| 222 WELLS MILLS ROAD | 2026-06 | $875,000 | 3,363 | 89.0% |
| 52 STRATHMERE ST | 2025-09 | $718,500 | 3,068 | 81.3% |
| 18 SEA GIRT LN | 2025-01 | $675,000 | 3,068 | 81.1% |
| 49 SPRING LAKE BLVD | 2025-04 | $671,250 | 3,081 | 98.2% |
| 61 STRATHMERE ST | 2025-01 | $740,000 | 3,068 | 81.5% |
| 105 SPRING LAKE BLVD | 2025-04 | $710,000 | 3,068 | 88.1% |
| 38 OCEAN GROVE LN | 2025-08 | $725,000 | 3,093 | 88.9% |
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