The Fair Share Report
1 Sunset Ct
Brigantine, NJ 08053
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 $678,991 – $1,025,584, from 12 comparable Brigantine 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 Brigantine assessments sit below market value — republished every October, applied town-wide. A $833,679 home should be assessed near $434,097.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $468,503 above what the ratio math suggests (107.9%).
Step 4 · The tax rate — same for every Brigantine home
$0.477 Schools · 24% $0.754 County · 39% $0.722 Town · 37%
Step 5 · The bill
This home vs. every recent Brigantine sale · assessed ÷ market
30%138%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (59.88%) — roughly $9,145/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 5201 WATERVIEW DR | 2026-03 | $980,000 | 1,864 | 42.7% |
| 314 41ST STREET SO | 2025-04 | $825,000 | 1,806 | 44.9% |
| 4618 HARBOR BEACH BLVD | 2025-05 | $668,257 | 1,815 | 45.4% |
| 5111 OCEAN DRIVE SOUTH | 2025-08 | $1,350,000 | 1,750 | 30.6% |
| 5220 OCEAN DRIVE SOUTH | 2025-03 | $1,400,000 | 1,996 | 41.3% |
| 5 BEACON LANE | 2026-03 | $835,000 | 1,700 | 41.0% |
| 15 BEACON LANE | 2025-03 | $760,000 | 1,695 | 45.1% |
| 19 BEACON LANE | 2025-03 | $775,000 | 1,976 | 40.1% |
| 510 E EVANS BLVD | 2025-01 | $690,000 | 1,684 | 40.1% |
| 3 SANDY LANE | 2025-09 | $879,000 | 1,637 | 42.7% |
| 3923 ATL-BRIGANTINE BLVD | 2025-08 | $975,000 | 1,847 | 45.9% |
| 3 BAY COURT | 2025-11 | $1,320,000 | 2,052 | 35.7% |
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