The Fair Share Report
6 Dune Rd
Ocean, NJ 07712
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 $853,087 – $1,101,845, from 12 comparable Ocean 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 Ocean assessments sit below market value — republished every October, applied town-wide. A $966,857 home should be assessed near $911,263.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $193,637 above what the ratio math suggests (21.2%).
Step 4 · The tax rate — same for every Ocean home
$0.801 Schools · 61% $0.224 County · 17% $0.295 Town · 22%
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
72%135%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $2,554/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 909 BROOKSIDE AVE | 2026-03 | $1,225,000 | 2,348 | 68.2% |
| 31 CEDAR VILLAGE BLVD | 2025-06 | $875,000 | 2,648 | 100.0% |
| 8 PHOENIX PKWY | 2025-05 | $1,130,000 | 2,357 | 98.5% |
| 7 ALVORD ST | 2025-02 | $1,166,000 | 2,380 | 102.2% |
| 11 OAK TREE LN | 2025-04 | $899,000 | 2,408 | 97.5% |
| 6 LOTUS CT | 2026-03 | $955,000 | 2,689 | 98.2% |
| 1 DERBY LN | 2025-02 | $930,000 | 2,444 | 101.8% |
| 15 PHOENIX PKWY | 2026-01 | $925,000 | 2,337 | 95.8% |
| 21 HIGH RIDGE RD | 2026-05 | $909,000 | 2,526 | 101.9% |
| 66 COLD INDIAN SPRING RD | 2026-02 | $740,000 | 2,432 | 98.3% |
| 44 ASCOT DR | 2025-05 | $869,000 | 2,483 | 100.1% |
| 21 DUNE RD | 2025-01 | $1,137,500 | 2,694 | 98.3% |
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