The Fair Share Report
48 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 $298,597 – $374,644, 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 $340,909 home should be assessed near $315,239.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $87,939 below what the ratio math suggests (27.9%).
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
55%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 |
|---|---|---|---|---|
| 113 LIGHTHOUSE DRIVE | 2025-10 | $290,000 | 1,152 | 89.0% |
| 357 TUSCARORA AVENUE | 2025-04 | $435,000 | 936 | 64.9% |
| 421 SEVENTH STREET | 2025-03 | $400,000 | 1,144 | 67.2% |
| 138 SENECA BOULEVARD | 2025-01 | $355,000 | 996 | 82.9% |
| 111 THIRD STREET | 2025-06 | $370,000 | 996 | 72.0% |
| 7 LETTS LANDING ROAD | 2026-04 | $419,000 | 1,104 | 70.4% |
| 7 LETTS LANDING ROAD | 2025-08 | $387,000 | 1,104 | 76.2% |
| 95 OREGON AVENUE | 2025-04 | $460,000 | 1,200 | 78.1% |
| 45 LETTS LANDING ROAD | 2025-08 | $350,000 | 1,120 | 75.9% |
| 46 BRYANT ROAD | 2025-09 | $330,000 | 1,040 | 67.5% |
| 204 SECOND STREET | 2025-09 | $363,000 | 908 | 63.3% |
| 3 OAK STREET | 2025-05 | $316,500 | 1,036 | 77.4% |
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