The Fair Share Report
21 Rumson Ct
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 $577,149 – $643,184, 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 $613,442 home should be assessed near $567,250.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $43,850 below what the ratio math suggests (7.7%).
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 |
|---|---|---|---|---|
| 95 ATLANTIC AVENUE | 2025-01 | $715,000 | 2,345 | 90.2% |
| 3 MILLSTONE WAY | 2025-08 | $579,000 | 2,070 | 77.8% |
| 5 BRADLEY BEACH WAY | 2025-01 | $620,000 | 2,183 | 93.5% |
| 20 DEAL LN | 2026-02 | $600,000 | 2,209 | 96.4% |
| 9 BRADLEY BEACH WAY | 2026-03 | $635,000 | 2,183 | 89.4% |
| 83 SPRING LAKE BLVD | 2025-11 | $675,000 | 2,291 | 81.1% |
| 110 MARINE ROAD | 2025-03 | $499,999 | 2,388 | 99.6% |
| 12 NO OLYMPIA DR | 2026-06 | $550,000 | 2,056 | 87.6% |
| 24 BELMAR BLVD | 2025-04 | $625,000 | 2,217 | 80.7% |
| 3 STRATHMERE ST | 2025-02 | $560,000 | 2,270 | 88.7% |
| 122 BRIGANTINE BLVD | 2026-04 | $665,000 | 2,196 | 83.3% |
| 3 BEACH HAVEN WAY | 2026-06 | $670,000 | 2,291 | 82.7% |
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