The Fair Share Report
8 Beacon Dr
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 $377,213 – $541,749, 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 $414,688 home should be assessed near $383,462.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $117,138 above what the ratio math suggests (30.5%).
Step 4 · The tax rate — same for every Ocean home
$0.713 Schools · 45% $0.339 County · 21% $0.526 Town · 33%
This home's own bill implies $1.478 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
68%138%
A touch high — worth watching
This home's ratio sits above most of Ocean, but doesn't clear NJ's legal appeal line (100.00%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 71 RAILROAD AVENUE | 2025-01 | $509,000 | 1,288 | 68.3% |
| 47 CENTRAL AVENUE | 2025-10 | $345,000 | 1,181 | 84.3% |
| 1 AVON LANE | 2025-09 | $429,000 | 1,489 | 77.1% |
| 5 POHATCONG AVENUE | 2025-09 | $402,000 | 1,308 | 74.1% |
| 305 FOURTH STREET | 2025-04 | $320,000 | 1,296 | 81.1% |
| 21 PEG LEG WAY | 2026-02 | $625,000 | 1,327 | 88.2% |
| 17 LONG JOHN SILVER WAY | 2025-10 | $645,000 | 1,306 | 86.0% |
| 95 OREGON AVENUE | 2025-04 | $460,000 | 1,200 | 78.1% |
| 17 PENNSYLVANIA AVENUE | 2026-05 | $407,000 | 1,368 | 80.4% |
| 45 LETTS LANDING ROAD | 2025-08 | $350,000 | 1,120 | 75.9% |
| 113 LIGHTHOUSE DRIVE | 2025-10 | $290,000 | 1,152 | 89.0% |
| 82 BONITA ROAD | 2025-07 | $369,000 | 1,510 | 98.5% |
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