The Fair Share Report
22 Dune Rd
Ocean, NJ 07712
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.
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Step 1 · Market value
Likely range $936,610 – $1,337,221, 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 $1,141,509 home should be assessed near $1,075,872.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $121,128 above what the ratio math suggests (11.3%).
Step 4 · The tax rate — same for every Ocean home
$0.801 Schools · 61% $0.224 County · 17% $0.295 Town · 22%
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
72%133%
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 |
|---|---|---|---|---|
| 31 CEDAR VILLAGE BLVD | 2025-06 | $875,000 | 2,648 | 100.0% |
| 11 STANDISH DR | 2026-05 | $1,237,500 | 2,978 | 90.0% |
| 6 LOTUS CT | 2026-03 | $955,000 | 2,689 | 98.2% |
| 1906 FINDERNE ST | 2025-04 | $1,150,000 | 2,632 | 91.5% |
| 8 PHOENIX PKWY | 2025-05 | $1,130,000 | 2,357 | 98.5% |
| 7 ALVORD ST | 2025-02 | $1,166,000 | 2,380 | 102.2% |
| 3 PELICAN CT | 2025-05 | $1,235,000 | 2,815 | 86.3% |
| 2 PELICAN CT | 2026-01 | $1,335,000 | 2,821 | 90.5% |
| 909 BROOKSIDE AVE | 2026-03 | $1,225,000 | 2,348 | 68.2% |
| 32 ELLEN CT | 2025-01 | $750,000 | 2,768 | 131.8% |
| 21 DUNE RD | 2025-01 | $1,137,500 | 2,694 | 98.3% |
| 14 REDWOOD DR | 2026-05 | $935,000 | 2,542 | 94.0% |
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