The latest tax assessment on record for a Loveladies oceanfront house on Long Beach Boulevard is $7,744,200, unchanged since tax year 2024. In September, NJ.com reported that the same oceanfront house sold for $11.55 million, a record for Long Beach Island.
The sale also came as Long Beach Township's total assessments fell further behind estimated market value.
Long Beach Township's Equalization Ratio
Every year, New Jersey publishes a ratio for each municipality comparing total assessed value to estimated true value. In the 2026 Final Equalization Table for Ocean County, Long Beach Township's ratio is 65.41%. Put simply, the township's total assessments add up to about 65 cents for every dollar of estimated market value. The table gets true value by dividing assessed value by that ratio.
The ratio describes the whole township, not any single parcel.
One Parcel, Three Prices
The deed history shows how the parcel got there. Public sales records and NJ.com's reporting put three prices on the property in eight years:
- April 26, 2018: $3,125,000
- July 23, 2019: $7,700,000, the year the current house was built
- 2026: $11,550,000, according to NJ.com
Each step reflects something different. The 2018 price is the starting point before the 2019 build. The jump to $7.7 million a year later is the price of a brand-new oceanfront house on that land. The 2026 sale, about 50% above the 2019 price, reflects seven years of market movement on a house that was no longer new.
The lot accounts for much of that value. The parcel covers 1.837 acres. At the assessor's figures, land makes up about 43% of the total assessment. The house has eight en-suite bedrooms, an elevator serving all three floors, 6,000 square feet of decking, a pool and what NJ.com called the island's largest rooftop deck.
The previous island record makes the same point from the other direction. That was a five-bedroom, three-bath house built in 1988 that sold for $8.3 million in September 2025. A 1988 house setting a record mostly reflects the value of its oceanfront ground.
Long Beach Township's Ratio Is Moving
The same state table lists Long Beach Township's ratio for the prior year at 72.88%. In one year, assessments fell about seven points further behind estimated market value.
This parcel's assessment has barely moved since 2020, going from $7,698,700 to $7,744,200 over that stretch.
The gap tends to widen over time. The township's last revaluation took effect for tax year 2021. The SandPaper reported in August 2020 that the township had hired Appraisal Systems to do it, as the Ocean County Board of Taxation and the state Division of Taxation required. In a May 2025 bulletin, the Brant Beach Taxpayers Association said the township was "unlikely to need a revaluation for quite some time."
Tax Rates Across LBI Towns
Each municipality has its own ratio. The general tax rate applies to assessed value. The effective tax rate applies to estimated true value.
| Municipality | 2026 equalization ratio | 2026 general tax rate per $100 | 2026 effective tax rate |
|---|---|---|---|
| Long Beach Township | 65.41% | $0.997 | 0.652 |
| Harvey Cedars | 52.42% | $1.216 | 0.637 |
| Barnegat Light | 52.53% | $1.147 | 0.602 |
| Beach Haven | 49.72% | $1.505 | 0.747 |
Ratios come from the state's 2026 Ocean County table. Rates come from the Ocean County 2026 tax rate breakdown.
By general rate alone, Beach Haven looks about 50% more expensive than Long Beach Township. On effective rates the gap is far smaller, and Harvey Cedars comes in slightly below the township.
The Island's Top Tier Isn't Following the County Median
The countywide numbers tell a calmer story. In the NJ REALTORS® September 2026 report for Ocean County, the single-family median sale price was $610,000, down 1.6% from a year earlier. Closed sales fell 9.4% to 494, and homes took a median of 33 days to sell. Sellers received 99.9% of list price that month.
The Loveladies house did not follow that pattern. NJ.com reported that it was listed June 12 at $10.875 million and drew three offers the weekend showings began. The final price came in about 6% above asking, while the county as a whole hovered just under list price. The listing agent told NJ.com that calls kept coming until two days before closing. She also pointed out that oceanfront homes in Stone Harbor and Avalon sell for $25 million to $30 million. For buyers comparing the island's prices with the rest of the Jersey Shore, that context explains why $11.55 million still drew a crowd.
A county median of $610,000 says little about large oceanfront parcels on LBI.
Questions Buyers Ask About Reading LBI Assessments
Why does the square footage on a listing differ from the tax record? The record house shows exactly this. NJ.com reported 7,146 square feet, while the public assessment record lists 5,626 building square feet. Assessors and marketing materials often measure different things, so a price-per-square-foot comparison can swing widely depending on which number you use. It's worth asking which figure a comp is built on.
Where can I see the records myself? The Ocean County Clerk lists its land-records search and the County Tax Board's tax-record search as public lookup tools. Long Beach Township also keeps its tax map and assessment list at the Assessor's Office during office hours.
This post covers how assessments and equalization ratios work in general. It is not legal, tax or financial advice, so please confirm your own situation, including any question about an assessment, with a qualified attorney or tax professional.
If you're weighing a Loveladies or Long Beach Township property, Coastal Living Real Estate Group can walk through its assessment and deed history. Request a Complimentary Coastal Market Evaluation.
