The Fair Share Report
34 Dune Rd
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 $731,688 – $1,142,596, 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 $1,034,241 home should be assessed near $974,772.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $243,228 above what the ratio math suggests (25.0%).
Step 4 · The tax rate — same for every Ocean home
$0.801 Schools · 61% $0.224 County · 17% $0.295 Town · 22%
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
72%172%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $3,208/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 6 LOTUS CT | 2026-03 | $955,000 | 2,689 | 98.2% |
| 1906 FINDERNE ST | 2025-04 | $1,150,000 | 2,632 | 91.5% |
| 31 CEDAR VILLAGE BLVD | 2025-06 | $875,000 | 2,648 | 100.0% |
| 32 ELLEN CT | 2025-01 | $750,000 | 2,768 | 131.8% |
| 15 PHOENIX PKWY | 2026-01 | $925,000 | 2,337 | 95.8% |
| 1630 FINDERNE ST | 2026-05 | $1,225,000 | 3,169 | 81.8% |
| 104 PEAR ST | 2026-04 | $999,000 | 2,608 | 126.3% |
| 1811 BELLMORE ST | 2026-03 | $875,000 | 2,229 | 97.8% |
| 11 STANDISH DR | 2026-05 | $1,237,500 | 2,978 | 90.0% |
| 9 TILTON DR | 2025-06 | $875,000 | 3,008 | 100.0% |
| 10 OAK TREE LN | 2026-02 | $855,000 | 3,069 | 96.5% |
| 8 HIGH RIDGE RD | 2025-02 | $860,000 | 2,942 | 100.7% |
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