The Fair Share Report
73 Oregon Ave
Ocean, NJ 08758
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 $434,313 – $791,606, 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 $539,509 home should be assessed near $498,884.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $117,584 below what the ratio math suggests (23.6%).
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
43%105%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 119 OREGON AVENUE | 2025-04 | $250,000 | 1,637 | 120.8% |
| 50 LIGHTHOUSE DRIVE | 2026-06 | $475,000 | 1,790 | 66.1% |
| 71 SHERIDAN STREET | 2025-07 | $700,000 | 1,589 | 71.5% |
| 13 BAYVIEW DRIVE | 2025-05 | $600,000 | 1,954 | 99.3% |
| 44 BAY PARKWAY | 2025-06 | $500,000 | 2,053 | 84.4% |
| 14 VESSEL ROAD | 2026-05 | $979,000 | 1,599 | 70.5% |
| 23 BAYVIEW DRIVE | 2025-04 | $655,333 | 1,677 | 83.3% |
| 76 SHERIDAN STREET | 2026-04 | $995,000 | 1,945 | 76.5% |
| 209 SENECA BOULEVARD | 2025-01 | $620,000 | 1,756 | 91.1% |
| 211 WELLS MILLS ROAD | 2026-04 | $390,000 | 1,828 | 94.2% |
| 156 WELLS MILLS ROAD | 2026-02 | $405,000 | 1,586 | 86.1% |
| 109 ENGLEWOOD AVENUE | 2026-05 | $771,000 | 1,789 | 71.0% |
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