The Fair Share Report
40 Beacon 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 $361,381 – $494,356, 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 $429,623 home should be assessed near $397,272.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $152,028 above what the ratio math suggests (38.3%).
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%157%
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 $2,399/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 51 OREGON AVENUE | 2026-05 | $375,500 | 1,640 | 81.4% |
| 130 ADMIRAL WAY | 2025-12 | $850,000 | 1,836 | 75.0% |
| 1 AVON LANE | 2025-09 | $429,000 | 1,489 | 77.1% |
| 86 ILLINOIS AVENUE | 2025-08 | $505,000 | 1,980 | 78.7% |
| 50 LIGHTHOUSE DRIVE | 2026-06 | $475,000 | 1,790 | 66.1% |
| 16 SO OLYMPIA DR | 2026-03 | $540,000 | 1,721 | 83.7% |
| 5 NAVAJO DRIVE | 2025-09 | $477,500 | 1,798 | 74.2% |
| 211 WELLS MILLS ROAD | 2026-04 | $390,000 | 1,828 | 94.2% |
| 82 BONITA ROAD | 2025-07 | $369,000 | 1,510 | 98.5% |
| 407 SIXTH STREET | 2025-03 | $300,000 | 1,560 | 91.2% |
| 119 OREGON AVENUE | 2025-04 | $250,000 | 1,637 | 120.8% |
| 32 RUMSON CT | 2024-12 | $500,000 | 1,822 | 91.1% |
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