The Fair Share Report
704 E St
Belmar, NJ 07719
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 $681,690 – $1,224,732, from 12 comparable Belmar 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 Belmar assessments sit below market value — republished every October, applied town-wide. A $861,040 home should be assessed near $477,102.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $13,502 below what the ratio math suggests (2.8%).
Step 4 · The tax rate — same for every Belmar home
$0.599 Schools · 38% $0.350 County · 22% $0.620 Town · 40%
Step 5 · The bill
This home vs. every recent Belmar sale · assessed ÷ market
32%73%
Paying about right
This home's ratio lands inside Belmar's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 518 THIRTEENTH AVE | 2025-07 | $730,000 | 1,093 | 51.1% |
| 907 THIRTEENTH AVE | 2025-05 | $770,000 | 1,288 | 40.3% |
| 110 SEVENTEENTH AVE | 2025-10 | $1,170,000 | 1,187 | 58.7% |
| 107 EIGHTEENTH AVE | 2026-04 | $1,163,750 | 1,228 | 55.8% |
| 527 EIGHTH AVE | 2026-02 | $925,000 | 1,427 | 57.2% |
| 1708 A ST | 2026-06 | $1,160,000 | 1,440 | 43.2% |
| 110 NINETEENTH AVE | 2026-05 | $1,235,000 | 1,280 | 56.3% |
| 114-114.5 FIFTEENTH AVE | 2026-01 | $1,300,000 | 1,410 | 40.1% |
| 1000 RIVER RD UNIT 4L | 2025-02 | $400,000 | 1,217 | 52.8% |
| 316 SIXTEENTH AVE | 2025-06 | $1,225,000 | 1,506 | 42.5% |
| 119 SEVENTEENTH AVE | 2025-11 | $1,115,000 | 1,563 | 47.7% |
| 1803 SNYDER AVE | 2025-01 | $1,175,000 | 904 | 45.5% |
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