The Fair Share Report
503 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.
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Step 1 · Market value
Likely range $423,947 – $1,074,302, 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 $671,371 home should be assessed near $372,007.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $71,493 above what the ratio math suggests (19.2%).
Step 4 · The tax rate — same for every Belmar home
$0.599 Schools · 38% $0.350 County · 22% $0.620 Town · 40%
Step 5 · The bill
This home vs. every recent Belmar sale · assessed ÷ market
35%110%
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 |
|---|---|---|---|---|
| 518 THIRTEENTH AVE | 2025-07 | $730,000 | 1,093 | 51.1% |
| 1232 PINE TREE WAY | 2026-04 | $766,500 | 1,012 | 41.1% |
| 1200 BAYVIEW AVE | 2025-03 | $750,000 | 904 | 45.8% |
| 1208 PINE TREE WAY | 2026-01 | $950,000 | 945 | 45.1% |
| 1236 MAPLEWOOD RD | 2026-03 | $620,000 | 923 | 39.9% |
| 1803 SNYDER AVE | 2025-01 | $1,175,000 | 904 | 45.5% |
| 201 THIRD AVE., UNIT 4A | 2025-12 | $525,000 | 1,095 | 47.5% |
| 511 ELEVENTH AVE | 2025-09 | $920,000 | 832 | 55.1% |
| 1000 RIVER RD UNIT 4G | 2025-12 | $360,000 | 910 | 52.3% |
| 1000 RIVER RD UNIT 6G | 2025-05 | $421,000 | 910 | 51.6% |
| 1330 HWY 71-UNIT 7B | 2025-06 | $368,000 | 905 | 46.4% |
| 907 THIRTEENTH AVE | 2025-05 | $770,000 | 1,288 | 40.3% |
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