The Fair Share Report
7 Robert Pl
Ocean, NJ 07712
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Ocean's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $759,269 – $1,348,407, 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 $1,063,369 home should be assessed near $1,002,225.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $244,025 below what the ratio math suggests (24.3%).
Step 4 · The tax rate — same for every Ocean home
$0.801 Schools · 61% $0.224 County · 17% $0.295 Town · 22%
This home's own bill implies $1.263 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
51%110%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 504 MONMOUTH RD | 2025-02 | $1,060,000 | 1,888 | 101.0% |
| 210 LARCHWOOD AVE | 2026-03 | $1,985,000 | 1,934 | 70.9% |
| 14 SHIRLEY ANN DR | 2025-05 | $675,000 | 1,860 | 99.8% |
| 6 ARLINGTON ST | 2025-05 | $950,000 | 1,945 | 96.2% |
| 24 BERGER AVE | 2026-04 | $1,100,000 | 1,804 | 81.8% |
| 813 ROSELD AVE | 2026-05 | $840,000 | 1,947 | 79.2% |
| 296 GARFIELD AVE | 2026-02 | $1,950,000 | 1,802 | 84.5% |
| 246 JEROME AVE | 2025-01 | $1,160,000 | 2,013 | 117.9% |
| 187 ELMWOOD RD | 2025-06 | $956,000 | 1,840 | 91.8% |
| 2 ROBERT PL | 2026-02 | $705,000 | 2,079 | 100.2% |
| 172 LARCHWOOD AVE | 2025-01 | $1,300,000 | 1,749 | 96.2% |
| 4 BROOKE ST | 2026-02 | $1,300,000 | 1,930 | 83.7% |
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