The Fair Share Report
46 Bryant Rd
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.
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Step 1 · Market value
Likely range $317,722 – $375,798, from 12 comparable Ocean sales in the past 18 months, at this home's 1,040 sq ft.
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 $338,468 home should be assessed near $312,981.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $90,281 below what the ratio math suggests (28.8%).
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
54%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 |
|---|---|---|---|---|
| 3 OAK STREET | 2025-05 | $316,500 | 1,036 | 77.4% |
| 138 SENECA BOULEVARD | 2025-01 | $355,000 | 996 | 82.9% |
| 85 HOLLY DRIVE | 2025-01 | $350,000 | 1,229 | 86.1% |
| 26 BAYBERRY DRIVE | 2025-08 | $289,000 | 888 | 75.0% |
| 30 NAUTILUS ROAD | 2025-09 | $380,000 | 1,224 | 68.4% |
| 73 RAILROAD AVENUE | 2025-12 | $300,000 | 961 | 81.2% |
| 60 TILLER DRIVE | 2025-08 | $385,000 | 936 | 73.3% |
| 87 BONITA ROAD | 2025-10 | $430,000 | 1,190 | 68.9% |
| 109 CALDWELL ROAD | 2026-02 | $467,000 | 1,088 | 94.8% |
| 111 THIRD STREET | 2025-06 | $370,000 | 996 | 72.0% |
| 103 DOVER COURT | 2025-07 | $385,000 | 1,160 | 77.3% |
| 108 BALTIC AVENUE | 2026-01 | $347,500 | 1,244 | 81.5% |
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