The Fair Share Report
4 Keelson Dr
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 $393,615 – $487,811, 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 $437,679 home should be assessed near $404,722.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $101,722 below what the ratio math suggests (25.1%).
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
57%105%
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 |
|---|---|---|---|---|
| 71 RAILROAD AVENUE | 2025-01 | $509,000 | 1,288 | 68.3% |
| 95 OREGON AVENUE | 2025-04 | $460,000 | 1,200 | 78.1% |
| 28 DOLPHIN WAY | 2026-06 | $430,000 | 1,344 | 80.7% |
| 4 DOLPHIN WAY | 2025-08 | $430,000 | 1,344 | 81.3% |
| 28 SPRUCE STREET | 2026-01 | $431,600 | 1,692 | 106.0% |
| 82 BONITA ROAD | 2025-07 | $369,000 | 1,510 | 98.5% |
| 45 LETTS LANDING ROAD | 2025-08 | $350,000 | 1,120 | 75.9% |
| 88 DOCK AVENUE | 2025-07 | $480,000 | 1,344 | 78.9% |
| 10 GRAND BAY HARBOR | 2026-01 | $542,000 | 1,607 | 80.7% |
| 20 GRAND BAY HARBOR | 2025-12 | $565,000 | 1,607 | 77.2% |
| 47 CENTRAL AVENUE | 2025-10 | $345,000 | 1,181 | 84.3% |
| 16 SO OLYMPIA DR | 2026-03 | $540,000 | 1,721 | 83.7% |
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