The Fair Share Report
419 Seventh St
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 $305,845 – $398,227, 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 $359,307 home should be assessed near $332,251.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $74,751 below what the ratio math suggests (22.5%).
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
59%105%
Paying about right
This home's ratio lands inside Ocean's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 421 SEVENTH STREET | 2025-03 | $400,000 | 1,144 | 67.2% |
| 113 LIGHTHOUSE DRIVE | 2025-10 | $290,000 | 1,152 | 89.0% |
| 95 OREGON AVENUE | 2025-04 | $460,000 | 1,200 | 78.1% |
| 138 SENECA BOULEVARD | 2025-01 | $355,000 | 996 | 82.9% |
| 45 LETTS LANDING ROAD | 2025-08 | $350,000 | 1,120 | 75.9% |
| 357 TUSCARORA AVENUE | 2025-04 | $435,000 | 936 | 64.9% |
| 111 THIRD STREET | 2025-06 | $370,000 | 996 | 72.0% |
| 109 CALDWELL ROAD | 2026-02 | $467,000 | 1,088 | 94.8% |
| 103 DOVER COURT | 2025-07 | $385,000 | 1,160 | 77.3% |
| 7 LETTS LANDING ROAD | 2026-04 | $419,000 | 1,104 | 70.4% |
| 7 LETTS LANDING ROAD | 2025-08 | $387,000 | 1,104 | 76.2% |
| 47 CENTRAL AVENUE | 2025-10 | $345,000 | 1,181 | 84.3% |
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