The Fair Share Report
30 Capstan Rd
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 $598,941 – $841,993, 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 $693,674 home should be assessed near $641,440.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $83,360 above what the ratio math suggests (13.0%).
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%126%
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 |
|---|---|---|---|---|
| 44 BAY PARKWAY | 2025-06 | $500,000 | 2,053 | 84.4% |
| 13 BAYVIEW DRIVE | 2025-05 | $600,000 | 1,954 | 99.3% |
| 76 SHERIDAN STREET | 2026-04 | $995,000 | 1,945 | 76.5% |
| 15 BAYVIEW DRIVE | 2025-03 | $789,900 | 2,306 | 86.2% |
| 119 OREGON AVENUE | 2025-04 | $250,000 | 1,637 | 120.8% |
| 1 CAPSTAN ROAD | 2025-09 | $1,185,000 | 2,232 | 79.6% |
| 50 LIGHTHOUSE DRIVE | 2026-06 | $475,000 | 1,790 | 66.1% |
| 114 CALDWELL ROAD | 2025-04 | $860,000 | 2,512 | 93.5% |
| 15 EAGLESWOOD DR | 2025-08 | $620,000 | 2,291 | 76.4% |
| 86 ILLINOIS AVENUE | 2025-08 | $505,000 | 1,980 | 78.7% |
| 116 DOLLMORE AVENUE | 2026-03 | $635,000 | 2,096 | 94.2% |
| 197 BRIGANTINE BLVD | 2026-05 | $660,000 | 2,291 | 79.5% |
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