The Fair Share Report
23 Bluebeard 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 $310,226 – $663,139, 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 $584,692 home should be assessed near $540,665.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $366,635 above what the ratio math suggests (67.8%).
Step 4 · The tax rate — same for every Ocean home
$0.713 Schools · 45% $0.339 County · 21% $0.526 Town · 33%
This home's own bill implies $1.550 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
68%298%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $5,786/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 23 BAYVIEW DRIVE | 2025-04 | $655,333 | 1,677 | 83.3% |
| 119 OREGON AVENUE | 2025-04 | $250,000 | 1,637 | 120.8% |
| 78 MICHIGAN AVENUE | 2025-06 | $285,000 | 1,496 | 111.3% |
| 209 SENECA BOULEVARD | 2025-01 | $620,000 | 1,756 | 91.1% |
| 109 ENGLEWOOD AVENUE | 2026-05 | $771,000 | 1,789 | 71.0% |
| 10 ONEIDA AVENUE | 2025-07 | $450,000 | 1,740 | 77.9% |
| 122 ENGLEWOOD AVENUE | 2026-05 | $650,000 | 1,800 | 83.6% |
| 407 SIXTH STREET | 2025-03 | $300,000 | 1,560 | 91.2% |
| 50 LIGHTHOUSE DRIVE | 2026-06 | $475,000 | 1,790 | 66.1% |
| 339 SEMINOLE AVENUE | 2025-10 | $325,000 | 1,548 | 100.6% |
| 16 DAVEY JONES WAY | 2026-04 | $600,000 | 1,402 | 92.0% |
| 12 ONE EYE WAY | 2025-07 | $550,000 | 1,396 | 105.1% |
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