The Fair Share Report
3 Middlebrook Dr
Ocean, NJ 07712
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 $632,217 – $844,764, 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 $736,007 home should be assessed near $693,687.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $144,913 above what the ratio math suggests (20.9%).
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 $1.272 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%138%
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 |
|---|---|---|---|---|
| 48 CHARLES CT | 2026-06 | $656,000 | 1,966 | 91.5% |
| 12 CHARLES CT | 2026-05 | $675,000 | 1,966 | 94.3% |
| 49 CHARLES CT | 2026-03 | $755,000 | 1,966 | 83.4% |
| 361 DANIELE DR | 2025-05 | $695,000 | 1,966 | 91.4% |
| 148 DANIELE DR | 2025-03 | $587,500 | 1,966 | 102.2% |
| 610 LAUREL AVE | 2025-06 | $1,175,000 | 1,947 | 104.2% |
| 1811 BELLMORE ST | 2026-03 | $875,000 | 2,229 | 97.8% |
| 44 CHARLES CT | 2026-01 | $590,000 | 1,940 | 99.7% |
| 282 DANIELE DR | 2025-04 | $580,000 | 1,940 | 101.1% |
| 34 CHARLES CT | 2025-03 | $625,000 | 1,940 | 94.8% |
| 147 TANYA CIR | 2025-03 | $607,500 | 1,940 | 100.1% |
| 453 HARNELL AVE | 2026-03 | $1,599,000 | 2,192 | 66.0% |
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