The Fair Share Report
85 Ocean Ave
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 $353,218 – $584,247, 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 $448,750 home should be assessed near $414,959.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $92,759 below what the ratio math suggests (22.4%).
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
50%105%
Paying about right
This home's ratio lands inside Ocean'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 |
|---|---|---|---|---|
| 1 AVON LANE | 2025-09 | $429,000 | 1,489 | 77.1% |
| 71 RAILROAD AVENUE | 2025-01 | $509,000 | 1,288 | 68.3% |
| 47 CENTRAL AVENUE | 2025-10 | $345,000 | 1,181 | 84.3% |
| 130 ADMIRAL WAY | 2025-12 | $850,000 | 1,836 | 75.0% |
| 82 BONITA ROAD | 2025-07 | $369,000 | 1,510 | 98.5% |
| 51 OREGON AVENUE | 2026-05 | $375,500 | 1,640 | 81.4% |
| 86 ILLINOIS AVENUE | 2025-08 | $505,000 | 1,980 | 78.7% |
| 16 DAVEY JONES WAY | 2026-04 | $600,000 | 1,402 | 92.0% |
| 12 ONE EYE WAY | 2025-07 | $550,000 | 1,396 | 105.1% |
| 95 OREGON AVENUE | 2025-04 | $460,000 | 1,200 | 78.1% |
| 88 DOCK AVENUE | 2025-07 | $480,000 | 1,344 | 78.9% |
| 16 SO OLYMPIA DR | 2026-03 | $540,000 | 1,721 | 83.7% |
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