The Fair Share Report
36 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 $816,993 – $918,816, 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 $844,146 home should be assessed near $780,582.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $201,718 above what the ratio math suggests (25.8%).
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%
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 $3,183/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 35 HORNBLOWER DRIVE | 2025-04 | $994,500 | 3,234 | 80.8% |
| 36 PANCOAST RD | 2025-05 | $695,000 | 3,260 | 98.0% |
| 109 SPRING LAKE BLVD | 2025-11 | $739,000 | 3,247 | 87.5% |
| 8 FAIR HAVEN WAY | 2026-06 | $744,500 | 3,068 | 87.9% |
| 33 BAYVILLE WAY | 2025-10 | $720,000 | 3,068 | 84.8% |
| 158 BRIGANTINE BLVD | 2026-06 | $700,000 | 3,068 | 89.8% |
| 10 HARVEY CEDAR WAY | 2026-06 | $775,000 | 3,081 | 83.5% |
| 14 HARVEY CEDAR WAY | 2025-10 | $779,000 | 3,081 | 83.0% |
| 16 MILLSTONE WAY | 2025-09 | $715,000 | 3,081 | 88.8% |
| 9 MARGATE WAY | 2026-05 | $782,000 | 3,068 | 79.3% |
| 30 POINT PLEASANT LA | 2026-05 | $774,999 | 3,068 | 81.8% |
| 105 SPRING LAKE BLVD | 2025-04 | $710,000 | 3,068 | 88.1% |
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