The Fair Share Report
21 Lighthouse Dr
Brigantine, NJ 08055
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.
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Step 1 · Market value
Likely range $489,042 – $596,416, 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 $545,089 home should be assessed near $283,828.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $74,828 below what the ratio math suggests (26.4%).
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%65%
Paying about right
This home's ratio lands inside Brigantine'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 |
|---|---|---|---|---|
| 26 COQUILLE BEACH DR | 2025-12 | $630,000 | 1,114 | 44.9% |
| 19 COQUILLE BEACH DR | 2025-10 | $630,000 | 1,121 | 49.4% |
| 6 SURFSIDE RD | 2025-08 | $590,000 | 1,121 | 47.6% |
| 2 ONTARIO DRIVE | 2025-04 | $550,000 | 1,120 | 38.8% |
| 4615 SCHOONER RD | 2025-07 | $602,000 | 1,092 | 56.8% |
| 5100 ONTARIO DRIVE | 2026-05 | $575,000 | 1,120 | 36.9% |
| 5 ONTARIO DRIVE | 2025-06 | $337,500 | 1,120 | 72.1% |
| 317 SEASHELL LANE | 2025-02 | $525,000 | 1,152 | 47.3% |
| 317 ARBEGAST DRIVE | 2025-09 | $525,000 | 1,160 | 47.5% |
| 303 SEASHELL LANE | 2025-03 | $525,000 | 1,160 | 43.2% |
| 4220 ATL-BRIGANTINE BLVD | 2026-04 | $544,900 | 1,145 | 45.8% |
| 504 LAFAYETTE BLVD | 2025-04 | $525,000 | 1,196 | 47.5% |
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