The Fair Share Report
3 Upton Pl
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 $813,049 – $1,141,616, 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 $929,211 home should be assessed near $875,781.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $326,919 above what the ratio math suggests (37.3%).
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 $1.213 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%153%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $4,312/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 32 ELLEN CT | 2025-01 | $750,000 | 2,768 | 131.8% |
| 27 PAL DR | 2025-06 | $1,080,000 | 2,802 | 98.7% |
| 9 MAHORAS DR | 2025-06 | $900,000 | 2,802 | 98.4% |
| 104 PEAR ST | 2026-04 | $999,000 | 2,608 | 126.3% |
| 471 WEST PARK AVE | 2026-05 | $1,450,000 | 3,138 | 89.0% |
| 186 WHALE POND RD | 2026-05 | $1,530,000 | 2,825 | 94.7% |
| 9 TILTON DR | 2025-06 | $875,000 | 3,008 | 100.0% |
| 29 ASCOT DR | 2026-05 | $900,000 | 2,908 | 101.0% |
| 5 NORTH WOODS RD | 2025-04 | $885,500 | 3,121 | 97.6% |
| 8 HIGH RIDGE RD | 2025-02 | $860,000 | 2,942 | 100.7% |
| 451 W LINCOLN AVE | 2025-01 | $1,950,000 | 3,227 | 84.9% |
| 44 ASCOT DR | 2025-05 | $869,000 | 2,483 | 100.1% |
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