The Fair Share Report
3 Ventnor Ct
Ocean, NJ 08758
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 $581,786 – $712,409, 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 $655,355 home should be assessed near $606,007.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $59,207 below what the ratio math suggests (9.8%).
Step 4 · The tax rate — same for every Ocean home
$0.713 Schools · 45% $0.339 County · 21% $0.526 Town · 33%
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
68%105%
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 SEA BRIGHT WAY | 2025-11 | $661,000 | 2,286 | 86.5% |
| 114 CALDWELL ROAD | 2025-04 | $860,000 | 2,512 | 93.5% |
| 30 EAGLESWOOD DR | 2026-02 | $596,000 | 2,291 | 84.0% |
| 110 MARINE ROAD | 2025-03 | $499,999 | 2,388 | 99.6% |
| 3 BAYVILLE WAY | 2025-08 | $670,000 | 2,196 | 81.0% |
| 83 SPRING LAKE BLVD | 2025-11 | $675,000 | 2,291 | 81.1% |
| 38 POINT PLEASANT LA | 2025-12 | $599,900 | 2,196 | 92.0% |
| 20 DEAL LN | 2026-02 | $600,000 | 2,209 | 96.4% |
| 50 AVALON WAY | 2025-07 | $675,000 | 2,673 | 80.3% |
| 33 MANTOLOKING LA | 2026-05 | $645,000 | 2,196 | 86.6% |
| 34 SEA GIRT LN | 2025-03 | $600,000 | 2,523 | 100.0% |
| 3 STRATHMERE ST | 2025-02 | $560,000 | 2,270 | 88.7% |
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