The Fair Share Report
232 Pinecrest Rd
Ocean, NJ 07026
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 $961,644 – $1,439,028, from 12 comparable Ocean sales in the past 18 months, at this home's 2,106 sq ft.
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 $1,114,286 home should be assessed near $1,050,215.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $6,885 above what the ratio math suggests (0.7%).
Step 4 · The tax rate — same for every Ocean home
$0.801 Schools · 61% $0.224 County · 17% $0.295 Town · 22%
This home's own bill implies $1.229 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%115%
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 |
|---|---|---|---|---|
| 224 CHATHAM AVE | 2026-05 | $900,000 | 1,971 | 104.9% |
| 611 S EDGEMERE DR | 2025-01 | $1,650,000 | 2,160 | 97.1% |
| 239 CLIFTWOOD RD | 2025-04 | $1,320,000 | 2,294 | 74.6% |
| 209 PINECREST RD | 2026-05 | $1,250,000 | 2,607 | 82.2% |
| 40 ARNO ST | 2026-06 | $870,000 | 2,161 | 85.6% |
| 227 CHATHAM AVE | 2026-06 | $1,333,800 | 1,952 | 68.6% |
| 246 JEROME AVE | 2025-01 | $1,160,000 | 2,013 | 117.9% |
| 2 ROBERT PL | 2026-02 | $705,000 | 2,079 | 100.2% |
| 485 FREEHOLD ST | 2026-06 | $1,200,000 | 2,268 | 78.8% |
| 41 DWIGHT DR | 2026-01 | $1,209,000 | 2,037 | 103.1% |
| 213 ALPERN AVE | 2025-03 | $1,450,000 | 1,959 | 91.0% |
| 210 LARCHWOOD AVE | 2026-03 | $1,985,000 | 1,934 | 70.9% |
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