The Fair Share Report
432 Risley Rd
Brigantine, NJ 07071
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 $503,862 – $722,288, 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 $579,720 home should be assessed near $301,860.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $18,260 below what the ratio math suggests (6.0%).
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 |
|---|---|---|---|---|
| 518 LAFAYETTE BLVD | 2026-04 | $540,000 | 1,462 | 49.6% |
| 6 LIGHTHOUSE COVE | 2025-09 | $530,000 | 1,332 | 48.1% |
| 7 LIGHTHOUSE COVE | 2026-01 | $610,000 | 1,276 | 59.4% |
| 1328 OUIMET RD | 2025-11 | $678,000 | 1,568 | 42.6% |
| 514 CAVERLY DR | 2025-06 | $450,000 | 1,252 | 64.0% |
| 5107 ONTARIO DRIVE | 2025-10 | $515,000 | 1,470 | 46.1% |
| 1305 RAY AVE | 2025-11 | $435,000 | 1,610 | 59.8% |
| 506 LAFAYETTE BLVD | 2025-06 | $701,990 | 1,320 | 37.1% |
| 9 GULL COVE | 2026-02 | $535,000 | 1,304 | 50.4% |
| 29 CUMMINGS PLACE | 2026-04 | $739,000 | 1,214 | 37.8% |
| 8 MACDERMOTT PLACE | 2025-10 | $760,000 | 1,560 | 39.0% |
| 3 LIGHTHOUSE COVE | 2025-11 | $540,000 | 1,356 | 44.2% |
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