Elevated cedar-shingle shore home, white coastal Colonial and shingled cottage on a bayfront street in Ocean County, New Jersey

Independent, State-Certified Real Estate Appraisals

Ocean County Real Estate Appraisal Services

Clear, well-supported valuations for legal, financial and personal real estate decisions.

Tell Us What You Need Appraised Call 908-517-3913

Appraisal Services Across Ocean County

Ocean County has 33 municipalities. They range from the barrier-island towns of Long Beach Island, Seaside and Mantoloking to Toms River, Brick and Lakewood, and to the Pine Barrens townships of Jackson, Manchester and Plumsted. The median owner-occupied home value is $366,600, and 80.2% of homes are owner-occupied (U.S. Census). The county also has 93 age-restricted adult communities with 62,771 homes (Ocean County Planning).

New Jersey Real Estate Appraisal Group provides state-certified appraisals for Ocean County homeowners, attorneys, executors, accountants and investors. Every report follows USPAP and is written to hold up when it’s challenged, whether by opposing counsel, the County Board of Taxation, the IRS or a lender’s review appraiser.

  • State-certified, 26 years in New JerseyIndependent, USPAP-compliant reports
  • Divorce, estate and tax appeal specialistsIncluding past-date (retrospective) values
  • Court-ready, defensible reportsExpert testimony available when needed
  • Firm quote, 5–7 business daysMost assignments $495–$750

Ocean County Tax Appeals: Ratios, Revaluations and Evidence

Berkeley is revaluing for 2027. The Ocean County Board of Taxation ordered Berkeley Township to complete a revaluation by the 2027 tax year, because properties there aren't assessed at market value. It's the township's first revaluation in almost fifteen years (Berkeley Township). After a revaluation, assessments are supposed to equal 100% of market value, so an appeal comes down to whether the new value is supported by comparable sales (NJ Division of Taxation). Plumsted, Point Pleasant Beach and Stafford implemented revaluations or reassessments for 2026 (NJ Division of Taxation — 2026 list).

In other towns, the ratio test applies. The Board divides your assessment by your property's market value and compares the result with your town's common level range, which is the average ratio plus or minus 15%. If your ratio is above the upper limit, the assessment is reduced by applying the average ratio to your market value (NJ Division of Taxation).

2026 average ratios and common level ranges for all 33 towns (NJ Division of Taxation — 2026 Chapter 123 ratios):

MunicipalityAverage ratioCommon level range
Barnegat55.17%46.89% – 63.45%
Barnegat Light52.53%44.65% – 60.41%
Bay Head56.09%47.68% – 64.50%
Beach Haven49.72%42.26% – 57.18%
Beachwood52.02%44.22% – 59.82%
Berkeley52.95%45.01% – 60.89%
Brick55.01%46.76% – 63.26%
Eagleswood58.85%50.02% – 67.68%
Harvey Cedars52.42%44.56% – 60.28%
Island Heights61.06%51.90% – 70.22%
Jackson99.40%84.49% – 114.31%
Lacey60.11%51.09% – 69.13%
Lakehurst85.72%72.86% – 98.58%
Lakewood52.27%44.43% – 60.11%
Lavallette55.31%47.01% – 63.61%
Little Egg Harbor53.14%45.17% – 61.11%
Long Beach65.41%55.60% – 75.22%
Manchester101.63%86.39% – 116.87%
Mantoloking58.93%50.09% – 67.77%
Ocean Gate91.35%77.65% – 105.05%
Ocean Township92.47%78.60% – 106.34%
Pine Beach76.02%64.62% – 87.42%
Plumsted (2026 revaluation town)57.87%49.19% – 66.55%
Point Pleasant53.53%45.50% – 61.56%
Point Pleasant Beach (2026 revaluation town)56.95%48.41% – 65.49%
Seaside Heights110.75%94.14% – 127.36%
Seaside Park55.89%47.51% – 64.27%
Ship Bottom53.09%45.13% – 61.05%
South Toms River54.89%46.66% – 63.12%
Stafford (2026 revaluation town)51.85%44.07% – 59.63%
Surf City55.77%47.40% – 64.14%
Toms River74.92%63.68% – 86.16%
Tuckerton55.51%47.18% – 63.84%

The state treats ratios above 100%, such as Seaside Heights and Manchester, as 100%.

Worked example

Example, using Brick's 2026 average ratio of 55.01% (range 46.76% – 63.26%): a home is assessed at $250,000.

  • If it appraises at $450,000, the ratio is 55.6%, inside the range, so there's no change, even if the owner feels over-assessed.
  • If it appraises at $370,000, the ratio is 67.6%, above the range, so the assessment is reduced to about $203,537 ($370,000 × 55.01%).

Deadlines and filing, according to the Board's appeal instructions:

April 1, or 45 days after assessment notices are mailed if later. In a revaluation or reassessment town, May 1, or 45 days after the notices if later.
Added and omitted assessments are due December 1.
Appeals must be received, not merely postmarked, by 4:30 p.m. on the deadline.
Hearings generally run from after April 1 until June 30.
Properties assessed over $1 million can file directly with the State Tax Court.

Evidence rules, from the Board's hearing guide:

No more than 5 comparable sales. Be ready to compare location, quality, condition, size and features.
Evidence is due to the Board and the assessor with the appeal, or at least 7 calendar days before the hearing.
The appraiser must be present to testify and be cross-examined.
Not accepted as evidence of value: internet valuations without an expert to testify, news articles, and published market opinions.

The Board is at 118 Washington Street, Toms River. We prepare tax appeal appraisals valued as of the correct date and attend the hearing to testify.

Estate and Date-of-Death Appraisals

Ocean County estates are handled by the Ocean County Surrogate, 118 Washington Street, 2nd Floor, Room 216, Toms River (Ocean County Surrogate). With many retirees and second homes in the county, executors often need a date-of-death value for three reasons: to report stepped-up basis to the IRS, to divide property fairly among heirs, and to support a sale or buyout.

Our estate and date-of-death appraisals are retrospective. We value the property as it stood on the date of death, using sales from that period rather than today's market.

Divorce Appraisals for Ocean County Family Court

Ocean County divorce matters are handled by the Family Division at the Ocean County Justice Complex, 120 Hooper Avenue, Toms River (NJ Courts). When the marital home or a shore house is part of equitable distribution, both sides and the court need a value that is neutral and defensible.

We provide court-ready divorce appraisals. That includes retrospective values as of the date of filing or separation, joint engagements where both spouses agree on one appraiser, and inspections coordinated through counsel when the spouses can't be present together.

Shore Homes, 55+ Communities and Flood Zones

Three parts of the Ocean County market need more than a standard approach:

Oceanfront, bayfront and lagoon homes on Long Beach Island, the Barnegat Peninsula and the Toms River and Barnegat Bay shoreline. Water frontage, views, bulkheads, docks, beach access and seasonal rental income all affect value.
Elevated and rebuilt homes. Superstorm Sandy hit Ortley Beach so hard it was called "Ground Zero" (Jersey Shore Online). Many homes along the shore have since been raised or rebuilt. Elevation, flood zone, construction and flood insurance cost all affect value, so we compare elevated homes with elevated homes.
Age-restricted communities in Toms River, Manchester, Berkeley, Jackson, Lakewood, Barnegat and Little Egg Harbor. The county's 93 adult communities differ in HOA fees, amenities and model types, and some have land leases, so we start with sales in the same community.

We also provide as-is and after-repair value (ARV) appraisals for renovation and new-construction projects.

Housing Stock We Appraise Across Ocean County

Long Beach Island (Barnegat Light, Harvey Cedars, Long Beach, Surf City, Ship Bottom and Beach Haven)

oceanfront and bayfront homes, elevated new construction, duplexes and beach cottages.

The Barnegat Peninsula (Bay Head, Mantoloking, Lavallette, Seaside Heights and Seaside Park)

shore homes, bungalows, condos and luxury oceanfront homes.

Toms River, Brick, Point Pleasant and Point Pleasant Beach

Cape Cods, ranches, split-levels, Colonials, lagoon homes and townhouses.

Lakewood and Jackson

new-construction single-family homes, duplexes, townhouses and multi-family properties.

Manchester, Berkeley, Barnegat, Stafford, Little Egg Harbor and Tuckerton

55+ community homes, ranches and newer subdivisions.

Plumsted, Lakehurst, Eagleswood and the Pine Barrens

rural homes, acreage and farm properties.

Areas We Serve in Ocean County

We serve all 33 Ocean County municipalities:

  • Barnegat
  • Barnegat Light
  • Bay Head
  • Beach Haven
  • Beachwood
  • Berkeley
  • Brick
  • Eagleswood
  • Harvey Cedars
  • Island Heights
  • Jackson
  • Lacey
  • Lakehurst
  • Lakewood
  • Lavallette
  • Little Egg Harbor
  • Long Beach
  • Manchester
  • Mantoloking
  • Ocean Township
  • Ocean Gate
  • Pine Beach
  • Plumsted
  • Point Pleasant
  • Point Pleasant Beach
  • Seaside Heights
  • Seaside Park
  • Ship Bottom
  • South Toms River
  • Stafford
  • Surf City
  • Toms River
  • Tuckerton

Other Appraisal Services in Ocean County

Frequently Asked Questions – Ocean County Appraisals

What is the property tax appeal deadline in Ocean County?
April 1, or 45 days after assessment notices are mailed if later. In a town that implemented a revaluation or reassessment, it's May 1, or 45 days after the notices if later. Added and omitted assessments are due December 1. The Ocean County Board of Taxation must receive the appeal by 4:30 p.m. on the deadline, since a postmark isn't enough. Berkeley is revaluing for 2027, so Berkeley owners should expect the May 1 deadline next year.
Does the appraiser have to testify at an Ocean County tax appeal hearing?
Yes. The Ocean County Board of Taxation says it accepts appraisals by state-certified appraisers, but the appraiser must be present at the hearing to testify and be cross-examined. Evidence must reach the Board and the assessor with the appeal or at least 7 calendar days before the hearing. The Board allows no more than 5 comparable sales. It won't accept internet valuations, news articles or published market opinions as evidence of value.
Can you appraise a home in a 55+ community?
Yes. Ocean County has 93 age-restricted adult communities with more than 62,000 homes. Values depend on the specific community, the model, HOA fees, amenities, land lease or ownership, and whether sales are limited to buyers 55 and older. We compare sales within the same community first, and then competing communities.
Can you appraise an elevated or rebuilt shore home?
Yes. Many Ocean County shore homes were raised or rebuilt after Superstorm Sandy. Elevation, flood zone, the base flood elevation, construction quality, and flood insurance cost all affect value. We compare elevated homes with other elevated or rebuilt homes, and older at-grade homes with each other, rather than mixing the two.
How long does an Ocean County appraisal take and what does it cost?
Most reports are delivered in 5 to 7 business days after the inspection. Typical fees are $495 to $750, depending on property type, complexity and purpose. Oceanfront, bayfront, luxury, court-ready and retrospective assignments may cost more. You'll get a firm quote before scheduling.

Request an Ocean County Appraisal

Call 908-517-3913, email [email protected], or request a quote online. Tell us the property address, the purpose of the appraisal and any deadline, whether that's an April 1 or May 1 tax appeal, a court date or an estate filing. We'll confirm the fee and schedule before we begin.

Request Your Appraisal Today

Call us at (908) 517-3913

We serve clients and attorneys throughout New Jersey, with court-ready real estate valuations you can trust.

Certified Real Estate Appraisers Serving All 21 New Jersey Counties

New Jersey Real Estate Appraisal Group provides independent, state-certified real estate appraisal services throughout all 21 New Jersey counties. Whether you want to know how much your home is worth, need an appraisal for a sale or financial decision, or require a valuation for divorce, estate settlement, immigration, property tax appeal, or another legal matter, we're here to help.

Anyone can give you a number. What matters is the methodology, market evidence, and professional judgment behind that number — especially when important decisions depend on it.

Copyright © 2026 NJREAG - All Rights Reserved.

Copyright © 2026 NJREAG - All Rights Reserved.