The Fair Share Report
45 Dune Rd
Ocean, NJ 07712
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 $835,433 – $1,293,519, 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 $1,069,003 home should be assessed near $1,007,535.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $389,865 above what the ratio math suggests (38.7%).
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
72%173%
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 $5,142/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 11 STANDISH DR | 2026-05 | $1,237,500 | 2,978 | 90.0% |
| 24 OXFORD DR | 2026-01 | $1,300,000 | 3,234 | 88.2% |
| 10 OAK TREE LN | 2026-02 | $855,000 | 3,069 | 96.5% |
| 29 ASCOT DR | 2026-05 | $900,000 | 2,908 | 101.0% |
| 8 HIGH RIDGE RD | 2025-02 | $860,000 | 2,942 | 100.7% |
| 6 LOTUS CT | 2026-03 | $955,000 | 2,689 | 98.2% |
| 49 DUNE RD | 2026-06 | $1,355,000 | 3,386 | 86.7% |
| 21 DUNE RD | 2025-01 | $1,137,500 | 2,694 | 98.3% |
| 9 TILTON DR | 2025-06 | $875,000 | 3,008 | 100.0% |
| 31 CEDAR VILLAGE BLVD | 2025-06 | $875,000 | 2,648 | 100.0% |
| 713 ASBURY AVE | 2025-05 | $863,000 | 3,017 | 98.5% |
| 2 PELICAN CT | 2026-01 | $1,335,000 | 2,821 | 90.5% |
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