The Fair Share Report
809 Eighth St
Union Beach, NJ 07735
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 $328,505 – $460,710, from 12 comparable Union Beach 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 Union Beach assessments sit below market value — republished every October, applied town-wide. A $369,191 home should be assessed near $360,109.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $52,409 below what the ratio math suggests (14.6%).
Step 4 · The tax rate — same for every Union Beach home
$0.931 Schools · 43% $0.214 County · 10% $1.000 Town · 47%
This home's own bill implies $1.990 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Union Beach sale · assessed ÷ market
61%113%
Paying about right
This home's ratio lands inside Union Beach'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 |
|---|---|---|---|---|
| 903 CENTER STREET | 2025-04 | $415,000 | 1,069 | 104.9% |
| 703 CLARK AVENUE | 2025-03 | $325,000 | 920 | 98.6% |
| 602 SYDNEY AVENUE | 2025-05 | $425,000 | 1,004 | 97.4% |
| 1217 UNION AVENUE | 2026-03 | $360,000 | 840 | 90.2% |
| 612 SYDNEY AVENUE | 2025-01 | $310,000 | 876 | 123.8% |
| 339 PARK AVENUE | 2025-03 | $399,999 | 1,056 | 96.0% |
| 412 UNION AVENUE | 2025-06 | $410,000 | 853 | 123.6% |
| 825 LORILLARD AVENUE | 2026-02 | $549,000 | 1,176 | 89.8% |
| 910 FLORENCE AVENUE | 2026-03 | $452,000 | 900 | 80.0% |
| 535 LORILLARD AVENUE | 2026-01 | $421,500 | 1,344 | 102.4% |
| 706 EDMUNDS AVENUE | 2025-01 | $420,000 | 1,216 | 98.1% |
| 417 PARK AVENUE | 2025-05 | $440,000 | 936 | 101.3% |
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