The Fair Share Report
303 Wayne Ave
Pine Beach, NJ 08741
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 $526,192 – $815,584, from 12 comparable Pine Beach 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 Pine Beach assessments sit below market value — republished every October, applied town-wide. A $679,508 home should be assessed near $516,562.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $43,262 below what the ratio math suggests (8.4%).
Step 4 · The tax rate — same for every Pine Beach home
$0.980 Schools · 48% $0.399 County · 20% $0.648 Town · 32%
Step 5 · The bill
This home vs. every recent Pine Beach sale · assessed ÷ market
53%99%
Paying about right
This home's ratio lands inside Pine Beach'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 |
|---|---|---|---|---|
| 436 PENNSYLVANIA AVE | 2026-02 | $478,000 | 2,034 | 73.8% |
| 235 RADNOR AVE | 2025-07 | $515,000 | 2,130 | 68.7% |
| 303 LINCOLN CT | 2025-11 | $780,000 | 1,880 | 62.2% |
| 426 WASHINGTON AVE | 2025-08 | $685,000 | 2,482 | 57.2% |
| 216 PROSPECT AVE | 2025-01 | $750,000 | 2,028 | 73.9% |
| 720 RADNOR AVE | 2025-09 | $550,000 | 2,194 | 69.9% |
| 421 SPRINGFIELD AVE | 2025-11 | $499,000 | 1,460 | 74.9% |
| 314 PENNSYLVANIA AVE | 2025-07 | $615,000 | 1,983 | 73.9% |
| 427 MONMOUTH AVE | 2026-02 | $999,000 | 3,249 | 71.5% |
| 416 BUHLER AVE | 2026-05 | $540,000 | 1,583 | 80.8% |
| 330 RADNOR AVE | 2025-06 | $402,000 | 1,523 | 81.7% |
| 625 HUNTINGTON AVE | 2025-10 | $400,000 | 1,256 | 89.8% |
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