The Fair Share Report
511 Eighth Ave
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 $689,778 – $1,556,772, 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 $1,269,849 home should be assessed near $703,623.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $203,223 below what the ratio math suggests (28.9%).
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
27%78%
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 |
|---|---|---|---|---|
| 707 NORTH LAKE DRIVE | 2025-10 | $2,199,999 | 1,918 | 39.8% |
| 512.5 EIGHTH AVE | 2025-10 | $1,110,000 | 1,703 | 41.8% |
| 501 NINTH AVE | 2025-05 | $889,000 | 2,127 | 64.5% |
| 514 SEVENTH AVE | 2025-06 | $1,625,000 | 1,709 | 44.3% |
| 113 TWELFTH AVE | 2026-03 | $1,400,000 | 2,153 | 49.6% |
| 1721 RIVER RD | 2025-09 | $632,500 | 1,978 | 48.7% |
| 504 ELEVENTH AVE | 2025-05 | $1,100,000 | 2,097 | 71.8% |
| 1209 SIXTEENTH AVE | 2026-04 | $800,000 | 1,904 | 56.7% |
| 1002 B ST | 2025-02 | $1,250,000 | 2,388 | 60.0% |
| 1202 BAYVIEW AVE | 2026-05 | $875,000 | 1,824 | 45.8% |
| 1206 RIVER RD | 2025-04 | $1,275,000 | 1,673 | 38.9% |
| 1202 D ST | 2025-05 | $1,560,000 | 1,638 | 34.1% |
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