The Fair Share Report
431 Risley Rd
Brigantine, NJ 08203
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 $511,105 – $880,630, 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 $674,547 home should be assessed near $351,237.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $50,337 below what the ratio math suggests (14.3%).
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
29%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 |
|---|---|---|---|---|
| 4800 HARBOR BEACH BLVD | 2026-05 | $875,000 | 1,490 | 43.6% |
| 4800 HARBOR BEACH BLVD | 2026-02 | $600,000 | 1,490 | 58.6% |
| 4800 HARBOR BEACH BLVD | 2025-10 | $520,000 | 1,490 | 67.5% |
| 4800 HARBOR BEACH BLVD | 2025-06 | $675,000 | 1,490 | 48.1% |
| 4800 HARBOR BEACH BLVD | 2025-05 | $689,000 | 1,490 | 57.3% |
| 4800 HARBOR BEACH BLVD | 2025-02 | $720,000 | 1,490 | 53.0% |
| 1303 E SHORE DR | 2025-09 | $890,000 | 1,488 | 55.0% |
| 400 W BRIGANTINE AVE | 2025-07 | $840,000 | 1,504 | 57.9% |
| 4540 W BRIGANTINE AVE | 2025-09 | $695,000 | 1,506 | 46.9% |
| 5107 ONTARIO DRIVE | 2025-10 | $515,000 | 1,470 | 46.1% |
| 518 LAFAYETTE BLVD | 2026-04 | $540,000 | 1,462 | 49.6% |
| 4101 OCEAN AVE | 2025-04 | $939,900 | 1,541 | 56.5% |
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