The Fair Share Report
438 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 $580,577 – $830,778, 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 $721,960 home should be assessed near $375,925.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $16,625 below what the ratio math suggests (4.4%).
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%67%
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 |
|---|---|---|---|---|
| 801 FOWNES AVE | 2025-07 | $665,000 | 1,728 | 44.4% |
| 510 E EVANS BLVD | 2025-01 | $690,000 | 1,684 | 40.1% |
| 434 RISLEY RD | 2025-08 | $445,000 | 1,926 | 71.9% |
| 517 LAGOON BLVD | 2025-11 | $820,000 | 1,892 | 43.1% |
| 5111 OCEAN DRIVE SOUTH | 2025-08 | $1,350,000 | 1,750 | 30.6% |
| 8 MARC LANE | 2026-03 | $705,000 | 1,914 | 38.4% |
| 1305 RAY AVE | 2025-11 | $435,000 | 1,610 | 59.8% |
| 314 41ST STREET SO | 2025-04 | $825,000 | 1,806 | 44.9% |
| 74 DELMAR DRIVE | 2025-08 | $466,251 | 1,655 | 34.6% |
| 1328 OUIMET RD | 2025-11 | $678,000 | 1,568 | 42.6% |
| 5201 WATERVIEW DR | 2026-03 | $980,000 | 1,864 | 42.7% |
| 17 HORIZON LANE | 2025-05 | $775,000 | 1,766 | 43.9% |
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