The Fair Share Report
1302 E Beach Ave
Brigantine, NJ 08046
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 $364,737 – $422,352, from 12 comparable Brigantine sales in the past 18 months, at this home's 756 sq ft.
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 $408,649 home should be assessed near $212,784.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $33,316 above what the ratio math suggests (15.7%).
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%73%
A touch high — worth watching
This home's ratio sits above most of Brigantine, but doesn't clear NJ's legal appeal line (59.88%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 161 39TH STREET SO | 2026-02 | $420,000 | 740 | 42.4% |
| 158 39TH STREET SO | 2026-02 | $340,000 | 740 | 46.2% |
| 162 39TH STREET SO | 2025-11 | $400,000 | 740 | 42.3% |
| 179 40TH STREET SO | 2025-05 | $405,000 | 740 | 38.8% |
| 169 40TH STREET SO | 2025-03 | $268,000 | 740 | 58.4% |
| 178 39TH STREET SO | 2025-03 | $410,000 | 740 | 42.6% |
| 165 40TH STREET SO | 2025-02 | $394,000 | 740 | 41.1% |
| 154 39TH STREET SO | 2025-01 | $376,250 | 740 | 41.6% |
| 100 13TH STREET NO | 2025-09 | $419,000 | 750 | 44.3% |
| 235 14TH STREET NO | 2025-09 | $577,500 | 761 | 57.3% |
| 323 44TH STREET SO | 2025-11 | $440,000 | 792 | 41.6% |
| 235 14TH STREET NO | 2025-04 | $675,000 | 814 | 53.8% |
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