The Fair Share Report
502 E St
Belmar, NJ 07719
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 $753,587 – $1,628,565, from 12 comparable Belmar 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 Belmar assessments sit below market value — republished every October, applied town-wide. A $1,276,001 home should be assessed near $707,032.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $51,332 below what the ratio math suggests (7.3%).
Step 4 · The tax rate — same for every Belmar home
$0.599 Schools · 38% $0.350 County · 22% $0.620 Town · 40%
This home's own bill implies $1.532 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Belmar sale · assessed ÷ market
35%92%
Paying about right
This home's ratio lands inside Belmar'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 |
|---|---|---|---|---|
| 106 SEVENTEENTH AVE | 2026-05 | $1,700,000 | 1,792 | 45.9% |
| 227 FOURTEENTH AVE | 2026-06 | $1,400,000 | 2,352 | 50.7% |
| 309.5 FIFTH AVE | 2025-07 | $2,000,000 | 2,552 | 41.1% |
| 200 SECOND AVE UNIT 14 | 2025-07 | $999,900 | 1,550 | 58.8% |
| 1721 RIVER RD | 2025-09 | $632,500 | 1,978 | 48.7% |
| 113 TWELFTH AVE | 2026-03 | $1,400,000 | 2,153 | 49.6% |
| 1205.5 RIVER RD | 2025-05 | $610,000 | 2,031 | 55.0% |
| 707 NORTH LAKE DRIVE | 2025-10 | $2,199,999 | 1,918 | 39.8% |
| 1225 OAKWOOD RD | 2025-08 | $1,200,000 | 2,729 | 49.1% |
| 704 FIFTEENTH AVE | 2026-05 | $1,525,000 | 2,358 | 43.8% |
| 1209 SIXTEENTH AVE | 2026-04 | $800,000 | 1,904 | 56.7% |
| 1600 L ST | 2026-05 | $901,000 | 1,480 | 44.4% |
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