The Fair Share Report
21 Main St
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 $437,050 – $582,106, 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 $519,581 home should be assessed near $480,457.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $63,557 below what the ratio math suggests (13.2%).
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
66%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 |
|---|---|---|---|---|
| 86 ILLINOIS AVENUE | 2025-08 | $505,000 | 1,980 | 78.7% |
| 11 TILLER DRIVE | 2026-01 | $405,000 | 1,998 | 96.0% |
| 59 ATLANTIC AVENUE | 2025-06 | $485,000 | 1,876 | 76.4% |
| 309 FIFTH STREET | 2026-04 | $370,000 | 1,956 | 81.0% |
| 5 NAVAJO DRIVE | 2025-09 | $477,500 | 1,798 | 74.2% |
| 130 ADMIRAL WAY | 2025-12 | $850,000 | 1,836 | 75.0% |
| 211 WELLS MILLS ROAD | 2026-04 | $390,000 | 1,828 | 94.2% |
| 51 OREGON AVENUE | 2026-05 | $375,500 | 1,640 | 81.4% |
| 26 GRAND BAY HARBOR | 2025-08 | $515,000 | 1,722 | 86.7% |
| 12 NO OLYMPIA DR | 2026-06 | $550,000 | 2,056 | 87.6% |
| 37 PANCOAST RD | 2025-10 | $549,000 | 1,889 | 78.4% |
| 13 BAYVIEW DRIVE | 2025-05 | $600,000 | 1,954 | 99.3% |
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