The Fair Share Report
540 E Ave
Bay Head, NJ 07727
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 $1,939,497 – $2,536,691, from 12 comparable Bay Head 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 Bay Head assessments sit below market value — republished every October, applied town-wide. A $2,223,616 home should be assessed near $1,247,226.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $751,174 above what the ratio math suggests (60.2%).
Step 4 · The tax rate — same for every Bay Head home
$0.251 Schools · 23% $0.576 County · 52% $0.277 Town · 25%
Step 5 · The bill
This home vs. every recent Bay Head sale · assessed ÷ market
30%108%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (64.50%) — roughly $8,293/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 50 BRIDGE AVE | 2025-09 | $2,000,000 | 2,216 | 48.4% |
| 258 OSBORNE AVE | 2026-04 | $2,090,000 | 2,315 | 37.3% |
| 49 NORTH ST | 2025-02 | $1,990,000 | 2,481 | 50.0% |
| 26 BRIDGE AVE | 2025-07 | $4,700,000 | 3,421 | 43.3% |
| 340 MAIN AVE | 2025-09 | $2,186,000 | 2,700 | 43.1% |
| 162 PARK AVE | 2025-06 | $2,350,000 | 2,488 | 42.8% |
| 630 MAIN AVE | 2025-07 | $2,340,000 | 2,328 | 49.8% |
| 463 LAKE AVE | 2025-05 | $2,875,000 | 2,138 | 35.0% |
| 36 BRIDGE AVE | 2025-01 | $2,275,000 | 2,756 | 45.7% |
| 188 PARK AVE | 2025-06 | $2,499,999 | 2,670 | 41.5% |
| 750 EAST AVE | 2026-02 | $4,650,000 | 3,405 | 56.6% |
| 289 OSBORNE AVE | 2025-09 | $1,500,000 | 2,320 | 54.0% |
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