The Fair Share Report
32 Oak 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 $685,139 – $951,989, 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 $800,749 home should be assessed near $754,706.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $161,106 below what the ratio math suggests (21.3%).
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 $1.253 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
57%110%
Keep quiet and enjoy it
This home's assessment ratio sits below the Ocean pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 166 CHATHAM AVE | 2025-01 | $836,000 | 1,526 | 99.7% |
| 123 COLD INDIAN SPRING RD | 2026-02 | $488,000 | 1,477 | 127.3% |
| 1904 WAVERLY ST | 2026-06 | $885,000 | 1,436 | 76.8% |
| 1603 LOGAN RD | 2025-06 | $700,000 | 1,384 | 98.0% |
| 1107 BERKELEY AVE | 2025-02 | $652,000 | 1,584 | 99.7% |
| 18 BRANCH RD | 2026-04 | $995,000 | 1,470 | 78.3% |
| 29 BARBARA LN | 2026-06 | $952,000 | 1,551 | 93.9% |
| 453 BROOKSIDE AVE | 2025-04 | $735,000 | 1,375 | 80.3% |
| 152 AMPERE AVE | 2025-01 | $850,000 | 1,492 | 100.0% |
| 5 THE ARBOR WAY | 2025-03 | $640,000 | 1,663 | 104.2% |
| 1124 JEFFREY AVE | 2026-04 | $860,000 | 1,331 | 82.9% |
| 172 LARCHWOOD AVE | 2025-01 | $1,300,000 | 1,749 | 96.2% |
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