The Fair Share Report
810 Third St
Union Beach, NJ 08853
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 $441,875 – $567,092, 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 $466,071 home should be assessed near $454,606.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $26,294 above what the ratio math suggests (5.8%).
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 $1.998 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
78%114%
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 |
|---|---|---|---|---|
| 541 CAMBRIDGE AVENUE | 2025-02 | $412,000 | 1,330 | 107.7% |
| 825 LORILLARD AVENUE | 2026-02 | $549,000 | 1,176 | 89.8% |
| 1319 UNION AVENUE | 2026-01 | $500,000 | 1,440 | 95.7% |
| 535 LORILLARD AVENUE | 2026-01 | $421,500 | 1,344 | 102.4% |
| 1216 HARRIS AVENUE | 2025-04 | $565,000 | 1,344 | 100.3% |
| 623 CENTRAL AVENUE | 2025-02 | $260,000 | 1,200 | 182.2% |
| 339 PARK AVENUE | 2025-03 | $399,999 | 1,056 | 96.0% |
| 353 LORILLARD AVENUE | 2025-05 | $750,000 | 1,520 | 97.5% |
| 903 CENTER STREET | 2025-04 | $415,000 | 1,069 | 104.9% |
| 120 VICTORIA PLACE | 2026-03 | $408,000 | 1,193 | 84.0% |
| 401 SPRUCE STREET | 2026-05 | $580,000 | 1,272 | 93.0% |
| 703 CLARK AVENUE | 2025-03 | $325,000 | 920 | 98.6% |
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