The Fair Share Report
720 Auth Ave
Ocean, NJ 07755
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.
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Step 1 · Market value
Likely range $738,437 – $1,429,590, 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 $937,815 home should be assessed near $883,891.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $220,691 below what the ratio math suggests (25.0%).
Step 4 · The tax rate — same for every Ocean home
$0.801 Schools · 61% $0.224 County · 17% $0.295 Town · 22%
Step 5 · The bill
This home vs. every recent Ocean sale · assessed ÷ market
41%110%
Paying about right
This home's ratio lands inside Ocean'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 |
|---|---|---|---|---|
| 510 BLANCHARD PKWY | 2026-04 | $1,600,000 | 1,739 | 67.5% |
| 213 ALPERN AVE | 2025-03 | $1,450,000 | 1,959 | 91.0% |
| 187 ELMWOOD RD | 2025-06 | $956,000 | 1,840 | 91.8% |
| 224 CHATHAM AVE | 2026-05 | $900,000 | 1,971 | 104.9% |
| 172 LARCHWOOD AVE | 2025-01 | $1,300,000 | 1,749 | 96.2% |
| 227 CHATHAM AVE | 2026-06 | $1,333,800 | 1,952 | 68.6% |
| 446 ROOSEVELT AVE | 2025-01 | $960,000 | 1,248 | 92.8% |
| 41 REDWOOD DR | 2026-02 | $739,000 | 1,823 | 94.4% |
| 6 ARLINGTON ST | 2025-05 | $950,000 | 1,945 | 96.2% |
| 220 BELMAR AVE | 2025-03 | $1,240,000 | 1,846 | 91.2% |
| 1409 CAMP AVE | 2025-05 | $649,000 | 1,768 | 100.1% |
| 232 PINECREST RD | 2025-02 | $1,075,000 | 2,106 | 98.3% |
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