The Fair Share Report
505 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 $673,162 – $1,306,453, 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 $995,655 home should be assessed near $551,692.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $121,692 below what the ratio math suggests (22.1%).
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 $1.512 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
27%69%
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 |
|---|---|---|---|---|
| 1000 RIVER RD UNIT 9B | 2025-11 | $437,000 | — | 47.3% |
| 200 SECOND AVE UNIT 14 | 2025-07 | $999,900 | 1,550 | 58.8% |
| 1000 RIVER RD UNIT 4L | 2025-02 | $400,000 | 1,217 | 52.8% |
| 1600 L ST | 2026-05 | $901,000 | 1,480 | 44.4% |
| 1208 L ST | 2026-01 | $725,000 | 1,495 | 49.5% |
| 527 EIGHTH AVE | 2026-02 | $925,000 | 1,427 | 57.2% |
| 1708 A ST | 2026-06 | $1,160,000 | 1,440 | 43.2% |
| 119 SEVENTEENTH AVE | 2025-11 | $1,115,000 | 1,563 | 47.7% |
| 316 SIXTEENTH AVE | 2025-06 | $1,225,000 | 1,506 | 42.5% |
| 201 THIRD AVE., UNIT 4A | 2025-12 | $525,000 | 1,095 | 47.5% |
| 322 SIXTEENTH AVE | 2025-11 | $1,150,000 | 1,562 | 39.7% |
| 106 SEVENTEENTH AVE | 2026-05 | $1,700,000 | 1,792 | 45.9% |
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