The Fair Share Report
233 Pinecrest Rd
Ocean, NJ 07755
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 $739,614 – $1,206,139, 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 $952,931 home should be assessed near $898,137.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $48,463 above what the ratio math suggests (5.4%).
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 $1.264 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
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 |
|---|---|---|---|---|
| 813 ROSELD AVE | 2026-05 | $840,000 | 1,947 | 79.2% |
| 6 ARLINGTON ST | 2025-05 | $950,000 | 1,945 | 96.2% |
| 246 JEROME AVE | 2025-01 | $1,160,000 | 2,013 | 117.9% |
| 2 ROBERT PL | 2026-02 | $705,000 | 2,079 | 100.2% |
| 210 LARCHWOOD AVE | 2026-03 | $1,985,000 | 1,934 | 70.9% |
| 227 CHATHAM AVE | 2026-06 | $1,333,800 | 1,952 | 68.6% |
| 41 DWIGHT DR | 2026-01 | $1,209,000 | 2,037 | 103.1% |
| 14 SHIRLEY ANN DR | 2025-05 | $675,000 | 1,860 | 99.8% |
| 504 MONMOUTH RD | 2025-02 | $1,060,000 | 1,888 | 101.0% |
| 1806 HOLBROOK ST | 2025-06 | $799,000 | 1,998 | 98.6% |
| 713 CAROL AVE | 2025-01 | $725,000 | 2,032 | 92.5% |
| 187 ELMWOOD RD | 2025-06 | $956,000 | 1,840 | 91.8% |
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