The Fair Share Report
809 Second St
Union Beach, NJ 07735
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 Union Beach's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $414,522 – $546,136, 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 $470,453 home should be assessed near $458,880.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $26,380 below what the ratio math suggests (5.7%).
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 $1.999 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
74%113%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 120 VICTORIA PLACE | 2026-03 | $408,000 | 1,193 | 84.0% |
| 541 CAMBRIDGE AVENUE | 2025-02 | $412,000 | 1,330 | 107.7% |
| 903 CENTER STREET | 2025-04 | $415,000 | 1,069 | 104.9% |
| 810 SEVENTH STREET | 2025-06 | $510,000 | 1,220 | 89.8% |
| 706 EDMUNDS AVENUE | 2025-01 | $420,000 | 1,216 | 98.1% |
| 623 CENTRAL AVENUE | 2025-02 | $260,000 | 1,200 | 182.2% |
| 535 LORILLARD AVENUE | 2026-01 | $421,500 | 1,344 | 102.4% |
| 401 SPRUCE STREET | 2026-05 | $580,000 | 1,272 | 93.0% |
| 825 LORILLARD AVENUE | 2026-02 | $549,000 | 1,176 | 89.8% |
| 1319 UNION AVENUE | 2026-01 | $500,000 | 1,440 | 95.7% |
| 339 PARK AVENUE | 2025-03 | $399,999 | 1,056 | 96.0% |
| 21 ANDERSON STREET | 2026-05 | $515,000 | 1,422 | 91.2% |
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