The Fair Share Report
441 Hackney Pl
Brigantine, NJ 07702
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 $547,368 – $782,847, from 12 comparable Brigantine sales in the past 18 months, at this home's 1,040 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 $618,182 home should be assessed near $321,887.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $80,187 below what the ratio math suggests (24.9%).
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
25%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 |
|---|---|---|---|---|
| 133 ROOSEVELT BLVD NO | 2026-05 | $458,760 | 1,040 | 50.8% |
| 410 35TH STREET SO | 2025-04 | $840,000 | 1,008 | 56.9% |
| 2501 W BRIGANTINE AVE | 2025-08 | $710,000 | 1,006 | 39.4% |
| 4318 W BRIGANTINE AVE | 2025-11 | $540,000 | 1,048 | 32.1% |
| 804 FOWNES AVE | 2026-01 | $350,000 | 940 | 68.1% |
| 303 24TH STREET SO | 2025-10 | $890,000 | 1,040 | 51.4% |
| 315 22ND STREET SO | 2026-05 | $885,000 | 1,107 | 53.7% |
| 111 21ST STREET SO | 2025-08 | $775,000 | 1,064 | 35.0% |
| 801 E EVANS BLVD | 2025-03 | $680,000 | 1,144 | 37.9% |
| 219 9TH STREET SO | 2025-04 | $650,000 | 980 | 41.5% |
| 4540 W BRIGANTINE AVE | 2026-01 | $539,000 | 996 | 50.2% |
| 26 COQUILLE BEACH DR | 2025-12 | $630,000 | 1,114 | 44.9% |
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