The Fair Share Report
950 E Ave
Mantoloking, NJ 07960
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 $2,097,478 – $2,967,951, from 7 comparable Mantoloking 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 Mantoloking assessments sit below market value — republished every October, applied town-wide. A $2,692,939 home should be assessed near $1,586,949.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $243,049 below what the ratio math suggests (15.3%).
Step 4 · The tax rate — same for every Mantoloking home
$0.016 Schools · 2% $0.578 County · 63% $0.318 Town · 35%
Step 5 · The bill
This home vs. every recent Mantoloking sale · assessed ÷ market
32%73%
Paying about right
This home's ratio lands inside Mantoloking'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 |
|---|---|---|---|---|
| 978 EAST AVENUE | 2025-12 | $3,200,978 | 2,190 | 42.9% |
| 1027 BARNEGAT LANE | 2025-03 | $2,100,000 | 1,377 | 42.5% |
| 1019 BARNEGAT LANE | 2026-04 | $2,813,000 | 2,564 | 39.0% |
| 1035 BARNEGAT LANE | 2025-06 | $3,295,000 | 2,628 | 42.7% |
| 1097 BARNEGAT LANE | 2025-12 | $2,700,000 | 2,946 | 55.6% |
| 1123 BARNEGAT LANE | 2025-09 | $4,100,000 | 3,045 | 54.5% |
| 920 EAST AVENUE | 2026-02 | $4,500,000 | 3,528 | 45.4% |
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