The Fair Share Report
6 Point Rd
Ocean, NJ 08758
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 $668,006 – $727,106, 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 $701,363 home should be assessed near $648,550.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $321,250 above what the ratio math suggests (49.5%).
Step 4 · The tax rate — same for every Ocean home
$0.713 Schools · 45% $0.339 County · 21% $0.526 Town · 33%
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
68%151%
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 $5,069/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 89 POPLAR STREET | 2025-04 | $550,000 | 2,905 | 97.0% |
| 46 BELMAR BLVD | 2026-03 | $595,000 | 3,068 | 97.9% |
| 52 STRATHMERE ST | 2025-09 | $718,500 | 3,068 | 81.3% |
| 18 SEA GIRT LN | 2025-01 | $675,000 | 3,068 | 81.1% |
| 49 SPRING LAKE BLVD | 2025-04 | $671,250 | 3,081 | 98.2% |
| 61 STRATHMERE ST | 2025-01 | $740,000 | 3,068 | 81.5% |
| 105 SPRING LAKE BLVD | 2025-04 | $710,000 | 3,068 | 88.1% |
| 4 LETTS LANDING ROAD | 2025-09 | $420,000 | 3,035 | 118.7% |
| 38 OCEAN GROVE LN | 2025-08 | $725,000 | 3,093 | 88.9% |
| 16 MILLSTONE WAY | 2025-09 | $715,000 | 3,081 | 88.8% |
| 83 BRIGANTINE BLVD | 2025-08 | $685,000 | 3,081 | 81.8% |
| 11 BEACH HAVEN WAY | 2025-05 | $800,000 | 3,188 | 82.4% |
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