The Fair Share Report
86 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 $287,539 – $376,739, 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 $319,714 home should be assessed near $295,640.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $57,040 below what the ratio math suggests (19.3%).
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
58%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 |
|---|---|---|---|---|
| 26 BAYBERRY DRIVE | 2025-08 | $289,000 | 888 | 75.0% |
| 357 TUSCARORA AVENUE | 2025-04 | $435,000 | 936 | 64.9% |
| 138 SENECA BOULEVARD | 2025-01 | $355,000 | 996 | 82.9% |
| 204 SECOND STREET | 2025-09 | $363,000 | 908 | 63.3% |
| 18 MIZZEN WAY | 2025-03 | $340,000 | 869 | 73.3% |
| 46 BRYANT ROAD | 2025-09 | $330,000 | 1,040 | 67.5% |
| 111 THIRD STREET | 2025-06 | $370,000 | 996 | 72.0% |
| 56 BRYANT ROAD | 2026-03 | $355,000 | 768 | 80.3% |
| 3 OAK STREET | 2025-05 | $316,500 | 1,036 | 77.4% |
| 60 TILLER DRIVE | 2025-08 | $385,000 | 936 | 73.3% |
| 109 CALDWELL ROAD | 2026-02 | $467,000 | 1,088 | 94.8% |
| 11 CENTRAL AVENUE | 2025-07 | $245,000 | 932 | 85.3% |
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