The Fair Share Report
3003 Sunset Ave
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 $568,422 – $1,105,338, 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 $838,010 home should be assessed near $789,824.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $257,124 below what the ratio math suggests (32.6%).
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 $1.268 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
43%110%
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 |
|---|---|---|---|---|
| 1602 LOGAN RD | 2025-05 | $750,000 | 1,611 | 92.1% |
| 166 CHATHAM AVE | 2025-01 | $836,000 | 1,526 | 99.7% |
| 123 COLD INDIAN SPRING RD | 2026-02 | $488,000 | 1,477 | 127.3% |
| 1315 CHESTNUT AVE | 2026-01 | $639,000 | 1,624 | 99.0% |
| 18 BRANCH RD | 2026-04 | $995,000 | 1,470 | 78.3% |
| 1107 BERKELEY AVE | 2025-02 | $652,000 | 1,584 | 99.7% |
| 409 WELLS AVE | 2026-03 | $840,000 | 1,373 | 95.1% |
| 232 PINEWOOD AVE | 2026-02 | $1,250,000 | 1,630 | 85.0% |
| 142 MONMOUTH RD | 2026-03 | $865,000 | 1,292 | 70.5% |
| 606 ALMA PL | 2026-03 | $790,000 | 1,720 | 83.9% |
| 606 ALMA PL | 2025-01 | $625,000 | 1,720 | 106.1% |
| 185 PINECREST RD | 2026-05 | $730,000 | 1,372 | 89.8% |
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