The Fair Share Report
7 Nautilus 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 $310,070 – $385,198, 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 $330,983 home should be assessed near $306,060.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $132,440 above what the ratio math suggests (43.3%).
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%147%
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 $2,090/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 11 CENTRAL AVENUE | 2025-07 | $245,000 | 932 | 85.3% |
| 111 THIRD STREET | 2025-06 | $370,000 | 996 | 72.0% |
| 76 POPLAR STREET | 2026-02 | $360,000 | 1,170 | 69.1% |
| 109 CALDWELL ROAD | 2026-02 | $467,000 | 1,088 | 94.8% |
| 26 BAYBERRY DRIVE | 2025-08 | $289,000 | 888 | 75.0% |
| 18 MIZZEN WAY | 2025-03 | $340,000 | 869 | 73.3% |
| 204 SECOND STREET | 2025-09 | $363,000 | 908 | 63.3% |
| 138 SENECA BOULEVARD | 2025-01 | $355,000 | 996 | 82.9% |
| 30 NAUTILUS ROAD | 2025-09 | $380,000 | 1,224 | 68.4% |
| 103 DOVER COURT | 2025-07 | $385,000 | 1,160 | 77.3% |
| 46 BRYANT ROAD | 2025-09 | $330,000 | 1,040 | 67.5% |
| 85 HOLLY DRIVE | 2025-01 | $350,000 | 1,229 | 86.1% |
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