The Fair Share Report
6 Vessel 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 $571,642 – $694,264, 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 $645,542 home should be assessed near $596,933.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $330,367 above what the ratio math suggests (55.3%).
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%168%
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 $5,213/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 16 BELMAR BLVD | 2026-03 | $567,000 | 2,888 | 108.2% |
| 89 POPLAR STREET | 2025-04 | $550,000 | 2,905 | 97.0% |
| 11 BLUEBEARD DRIVE | 2025-03 | $1,078,000 | 3,274 | 100.0% |
| 49 SPRING LAKE BLVD | 2025-04 | $671,250 | 3,081 | 98.2% |
| 52 STRATHMERE ST | 2025-09 | $718,500 | 3,068 | 81.3% |
| 105 SPRING LAKE BLVD | 2025-04 | $710,000 | 3,068 | 88.1% |
| 5 LONGPORT CT | 2026-02 | $677,000 | 2,888 | 82.9% |
| 4 LETTS LANDING ROAD | 2025-09 | $420,000 | 3,035 | 118.7% |
| 11 DEAL LN | 2025-04 | $580,000 | 2,888 | 90.8% |
| 109 SPRING LAKE BLVD | 2025-11 | $739,000 | 3,247 | 87.5% |
| 109 OCEAN AVENUE | 2026-05 | $545,000 | 2,636 | 100.9% |
| 16 MILLSTONE WAY | 2025-09 | $715,000 | 3,081 | 88.8% |
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