The Fair Share Report
40 Central Ave
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 $313,604 – $412,038, 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 $358,042 home should be assessed near $331,081.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $94,481 below what the ratio math suggests (28.5%).
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
52%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 |
|---|---|---|---|---|
| 47 CENTRAL AVENUE | 2025-10 | $345,000 | 1,181 | 84.3% |
| 45 LETTS LANDING ROAD | 2025-08 | $350,000 | 1,120 | 75.9% |
| 421 SEVENTH STREET | 2025-03 | $400,000 | 1,144 | 67.2% |
| 111 THIRD STREET | 2025-06 | $370,000 | 996 | 72.0% |
| 113 LIGHTHOUSE DRIVE | 2025-10 | $290,000 | 1,152 | 89.0% |
| 103 DOVER COURT | 2025-07 | $385,000 | 1,160 | 77.3% |
| 21 COMPASS ROAD | 2026-01 | $535,000 | 900 | 110.5% |
| 95 OREGON AVENUE | 2025-04 | $460,000 | 1,200 | 78.1% |
| 109 CALDWELL ROAD | 2026-02 | $467,000 | 1,088 | 94.8% |
| 71 RAILROAD AVENUE | 2025-01 | $509,000 | 1,288 | 68.3% |
| 11 CENTRAL AVENUE | 2025-07 | $245,000 | 932 | 85.3% |
| 204 SECOND STREET | 2025-09 | $363,000 | 908 | 63.3% |
Is this your house?
Run your own report →