The Fair Share Report
241 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 $732,806 – $1,496,712, 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 $1,062,613 home should be assessed near $1,001,513.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $20,113 below what the ratio math suggests (2.0%).
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 $1.252 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
60%139%
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 |
|---|---|---|---|---|
| 14 SHIRLEY ANN DR | 2025-05 | $675,000 | 1,860 | 99.8% |
| 210 LARCHWOOD AVE | 2026-03 | $1,985,000 | 1,934 | 70.9% |
| 187 ELMWOOD RD | 2025-06 | $956,000 | 1,840 | 91.8% |
| 611 BLANCHARD PKWY | 2026-05 | $1,719,500 | 1,717 | 79.5% |
| 2025 LESSER PKWY | 2026-03 | $870,000 | 1,714 | 88.0% |
| 232 PINEWOOD AVE | 2026-02 | $1,250,000 | 1,630 | 85.0% |
| 227 CHATHAM AVE | 2026-06 | $1,333,800 | 1,952 | 68.6% |
| 246 JEROME AVE | 2025-01 | $1,160,000 | 2,013 | 117.9% |
| 606 ALMA PL | 2026-03 | $790,000 | 1,720 | 83.9% |
| 606 ALMA PL | 2025-01 | $625,000 | 1,720 | 106.1% |
| 172 LARCHWOOD AVE | 2025-01 | $1,300,000 | 1,749 | 96.2% |
| 5 THE ARBOR WAY | 2025-03 | $640,000 | 1,663 | 104.2% |
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