The Fair Share Report
46 Willow 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 $575,329 – $632,364, 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 $618,784 home should be assessed near $572,190.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $112,890 below what the ratio math suggests (19.7%).
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
67%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 |
|---|---|---|---|---|
| 38 POINT PLEASANT LA | 2025-12 | $599,900 | 2,196 | 92.0% |
| 33 MANTOLOKING LA | 2026-05 | $645,000 | 2,196 | 86.6% |
| 20 DEAL LN | 2026-02 | $600,000 | 2,209 | 96.4% |
| 122 BRIGANTINE BLVD | 2026-04 | $665,000 | 2,196 | 83.3% |
| 9 BRADLEY BEACH WAY | 2026-03 | $635,000 | 2,183 | 89.4% |
| 3 BAYVILLE WAY | 2025-08 | $670,000 | 2,196 | 81.0% |
| 5 BRADLEY BEACH WAY | 2025-01 | $620,000 | 2,183 | 93.5% |
| 26 EAGLESWOOD DR | 2025-02 | $560,000 | 2,070 | 85.2% |
| 30 EAGLESWOOD DR | 2026-02 | $596,000 | 2,291 | 84.0% |
| 49 HARVEY CEDAR WAY | 2025-04 | $643,000 | 2,055 | 88.3% |
| 83 SPRING LAKE BLVD | 2025-11 | $675,000 | 2,291 | 81.1% |
| 14 SEA BRIGHT WAY | 2025-11 | $661,000 | 2,286 | 86.5% |
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