The Fair Share Report
439 Hackney Pl
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 $488,793 – $610,772, from 12 comparable Brigantine sales in the past 18 months, at this home's 1,080 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 $568,421 home should be assessed near $295,977.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $144,123 above what the ratio math suggests (48.7%).
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%95%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (59.88%) — roughly $2,813/yr at stake. NJ appeals are generally due April 1.
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% |
| 801 E EVANS BLVD | 2025-03 | $680,000 | 1,144 | 37.9% |
| 4318 W BRIGANTINE AVE | 2025-11 | $540,000 | 1,048 | 32.1% |
| 133 ROOSEVELT BLVD NO | 2026-05 | $458,760 | 1,040 | 50.8% |
| 317 SEASHELL LANE | 2025-02 | $525,000 | 1,152 | 47.3% |
| 804 FOWNES AVE | 2026-01 | $350,000 | 940 | 68.1% |
| 317 ARBEGAST DRIVE | 2025-09 | $525,000 | 1,160 | 47.5% |
| 303 SEASHELL LANE | 2025-03 | $525,000 | 1,160 | 43.2% |
| 504 LAFAYETTE BLVD | 2025-04 | $525,000 | 1,196 | 47.5% |
| 410 35TH STREET SO | 2025-04 | $840,000 | 1,008 | 56.9% |
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