The Fair Share Report
218 Third Ave
Belmar, NJ 07649
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 $713,403 – $1,170,952, from 12 comparable Belmar 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 Belmar assessments sit below market value — republished every October, applied town-wide. A $784,643 home should be assessed near $434,771.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $452,529 above what the ratio math suggests (104.1%).
Step 4 · The tax rate — same for every Belmar home
$0.599 Schools · 38% $0.350 County · 22% $0.620 Town · 40%
Step 5 · The bill
This home vs. every recent Belmar sale · assessed ÷ market
35%130%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (63.72%) — roughly $7,105/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1208 L ST | 2026-01 | $725,000 | 1,495 | 49.5% |
| 215 TENTH AVE UNIT 1B | 2025-06 | $300,000 | — | 50.2% |
| 705 THIRTEENTH AVE | 2025-09 | $650,000 | 1,260 | 55.1% |
| 200 SECOND AVE UNIT 14 | 2025-07 | $999,900 | 1,550 | 58.8% |
| 1202 BAYVIEW AVE | 2026-05 | $875,000 | 1,824 | 45.8% |
| 1600 L ST | 2026-05 | $901,000 | 1,480 | 44.4% |
| 510 THIRTEENTH AVE | 2025-10 | $950,000 | 1,432 | 70.9% |
| 1209 SIXTEENTH AVE | 2026-04 | $800,000 | 1,904 | 56.7% |
| 322 SIXTEENTH AVE | 2025-11 | $1,150,000 | 1,562 | 39.7% |
| 316 SIXTEENTH AVE | 2025-06 | $1,225,000 | 1,506 | 42.5% |
| 1000 RIVER RD UNIT 4L | 2025-02 | $400,000 | 1,217 | 52.8% |
| 119 SEVENTEENTH AVE | 2025-11 | $1,115,000 | 1,563 | 47.7% |
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