The Fair Share Report
5 Cedar Ave
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 $611,679 – $661,448, from 12 comparable Ocean sales in the past 18 months, at this home's 2,252 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 $648,765 home should be assessed near $599,913.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $74,187 above what the ratio math suggests (12.4%).
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
68%116%
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 $1,171/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 83 SPRING LAKE BLVD | 2025-11 | $675,000 | 2,291 | 81.1% |
| 3 STRATHMERE ST | 2025-02 | $560,000 | 2,270 | 88.7% |
| 197 BRIGANTINE BLVD | 2026-05 | $660,000 | 2,291 | 79.5% |
| 30 EAGLESWOOD DR | 2026-02 | $596,000 | 2,291 | 84.0% |
| 15 EAGLESWOOD DR | 2025-08 | $620,000 | 2,291 | 76.4% |
| 20 DEAL LN | 2026-02 | $600,000 | 2,209 | 96.4% |
| 3 BEACH HAVEN WAY | 2026-06 | $670,000 | 2,291 | 82.7% |
| 24 BELMAR BLVD | 2025-04 | $625,000 | 2,217 | 80.7% |
| 122 BRIGANTINE BLVD | 2026-04 | $665,000 | 2,196 | 83.3% |
| 9 BRADLEY BEACH WAY | 2026-03 | $635,000 | 2,183 | 89.4% |
| 5 BRADLEY BEACH WAY | 2025-01 | $620,000 | 2,183 | 93.5% |
| 38 POINT PLEASANT LA | 2025-12 | $599,900 | 2,196 | 92.0% |
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