The Fair Share Report
23 E 50th St
Long Beach, NJ 08053
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 $1,616,402 – $2,197,296, from 12 comparable Long Beach 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 Long Beach assessments sit below market value — republished every October, applied town-wide. A $1,948,079 home should be assessed near $1,274,238.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $54,962 above what the ratio math suggests (4.3%).
Step 4 · The tax rate — same for every Long Beach home
$0.253 Schools · 28% $0.439 County · 48% $0.220 Town · 24%
Step 5 · The bill
This home vs. every recent Long Beach sale · assessed ÷ market
38%88%
Paying about right
This home's ratio lands inside Long Beach'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 |
|---|---|---|---|---|
| 1600 ATLANTIC AVE | 2025-04 | $2,030,000 | 2,478 | 57.5% |
| 119 E PENNSYLVANIA AVE | 2026-05 | $1,975,000 | 2,428 | 53.5% |
| 119 E HOLLY BANKS LANE | 2025-05 | $2,100,000 | 2,116 | 51.9% |
| 18 E DUPONT AVE | 2025-10 | $1,975,000 | 2,548 | 36.1% |
| 6 E SIGSBEE AVE | 2025-11 | $1,500,000 | 2,156 | 53.9% |
| 6 COLLIER ROAD | 2026-02 | $1,425,000 | 2,457 | 46.9% |
| 112 W NEW JERSEY AVE | 2025-04 | $1,599,000 | 2,264 | 66.6% |
| 6203 LONG BEACH BLVD | 2025-12 | $1,755,000 | 2,104 | 36.7% |
| 4 W DUNE LANE | 2025-10 | $2,050,000 | 2,422 | 35.8% |
| 31 W BAY BERRY DRIVE | 2025-12 | $2,173,500 | 1,992 | 52.5% |
| 115 E 29TH STREET | 2026-01 | $1,800,000 | 1,991 | 59.0% |
| 21 E TENNESSEE AVE | 2026-06 | $1,850,000 | 1,852 | 54.2% |
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