The Fair Share Report
50 Lighthouse Dr
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 $381,893 – $646,389, from 12 comparable Ocean sales in the past 18 months, at this home's 1,790 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 $475,375 home should be assessed near $439,579.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $125,779 below what the ratio math suggests (28.6%).
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
43%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 |
|---|---|---|---|---|
| 211 WELLS MILLS ROAD | 2026-04 | $390,000 | 1,828 | 94.2% |
| 109 ENGLEWOOD AVENUE | 2026-05 | $771,000 | 1,789 | 71.0% |
| 122 ENGLEWOOD AVENUE | 2026-05 | $650,000 | 1,800 | 83.6% |
| 209 SENECA BOULEVARD | 2025-01 | $620,000 | 1,756 | 91.1% |
| 10 ONEIDA AVENUE | 2025-07 | $450,000 | 1,740 | 77.9% |
| 130 ADMIRAL WAY | 2025-12 | $850,000 | 1,836 | 75.0% |
| 13 BAYVIEW DRIVE | 2025-05 | $600,000 | 1,954 | 99.3% |
| 23 BAYVIEW DRIVE | 2025-04 | $655,333 | 1,677 | 83.3% |
| 119 OREGON AVENUE | 2025-04 | $250,000 | 1,637 | 120.8% |
| 86 ILLINOIS AVENUE | 2025-08 | $505,000 | 1,980 | 78.7% |
| 1 AVON LANE | 2025-09 | $429,000 | 1,489 | 77.1% |
| 407 SIXTH STREET | 2025-03 | $300,000 | 1,560 | 91.2% |
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