The Fair Share Report
445 Brookside Ave
Ocean, NJ 07755
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.
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Step 1 · Market value
Likely range $569,290 – $1,829,373, 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 $830,916 home should be assessed near $783,138.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $109,838 below what the ratio math suggests (14.0%).
Step 4 · The tax rate — same for every Ocean home
$0.801 Schools · 61% $0.224 County · 17% $0.295 Town · 22%
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
31%124%
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 |
|---|---|---|---|---|
| 504 CROSBY AVE | 2026-02 | $1,700,000 | 1,632 | 77.2% |
| 232 PINEWOOD AVE | 2026-02 | $1,250,000 | 1,630 | 85.0% |
| 5 THE ARBOR WAY | 2025-03 | $640,000 | 1,663 | 104.2% |
| 2025 LESSER PKWY | 2026-03 | $870,000 | 1,714 | 88.0% |
| 606 ALMA PL | 2026-03 | $790,000 | 1,720 | 83.9% |
| 606 ALMA PL | 2025-01 | $625,000 | 1,720 | 106.1% |
| 611 BLANCHARD PKWY | 2026-05 | $1,719,500 | 1,717 | 79.5% |
| 29 BARBARA LN | 2026-06 | $952,000 | 1,551 | 93.9% |
| 123 COLD INDIAN SPRING RD | 2026-02 | $488,000 | 1,477 | 127.3% |
| 502 CROSBY AVE | 2026-03 | $1,850,000 | 1,704 | 69.8% |
| 210 LARCHWOOD AVE | 2026-03 | $1,985,000 | 1,934 | 70.9% |
| 172 LARCHWOOD AVE | 2025-01 | $1,300,000 | 1,749 | 96.2% |
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