The Fair Share Report
979 E Ave
Mantoloking, NJ 07976
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 $9,958,329 – $12,884,701, from 8 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 $11,017,964 home should be assessed near $6,492,886.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $511,386 below what the ratio math suggests (7.9%).
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 |
|---|---|---|---|---|
| 1066 BARNEGAT LANE | 2026-04 | $10,750,000 | 6,889 | 40.0% |
| 1055 OCEAN AVENUE | 2025-11 | $12,138,090 | 7,152 | 46.9% |
| 955 LAGOON LANE | 2026-01 | $13,000,000 | 6,908 | 38.0% |
| 1437 OCEAN AVENUE | 2026-06 | $10,500,000 | 5,096 | 45.9% |
| 1401 OCEAN AVENUE | 2025-09 | $6,900,000 | 4,779 | 60.0% |
| 954 BARNEGAT LANE | 2025-12 | $5,300,000 | 4,400 | 60.9% |
| 1559 OCEAN AVENUE | 2025-11 | $6,750,000 | 3,483 | 62.7% |
| 1525 OCEAN AVENUE | 2025-06 | $7,000,000 | 3,272 | 63.3% |
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