The Fair Share Report
503 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 $470,307 – $601,186, 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 $559,849 home should be assessed near $291,513.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $45,313 below what the ratio math suggests (15.5%).
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 |
|---|---|---|---|---|
| 1 LIGHTHOUSE COVE | 2025-07 | $570,000 | 1,260 | 41.2% |
| 227 36TH STREET SO | 2025-06 | $349,000 | 1,188 | 71.2% |
| 504 LAFAYETTE BLVD | 2025-04 | $525,000 | 1,196 | 47.5% |
| 29 CUMMINGS PLACE | 2026-04 | $739,000 | 1,214 | 37.8% |
| 514 CAVERLY DR | 2025-06 | $450,000 | 1,252 | 64.0% |
| 9 GULL COVE | 2026-02 | $535,000 | 1,304 | 50.4% |
| 7 LIGHTHOUSE COVE | 2026-01 | $610,000 | 1,276 | 59.4% |
| 12 LAGOON BLVD | 2025-04 | $875,000 | 1,227 | 40.2% |
| 316 GULL COVE | 2026-02 | $461,000 | 1,160 | 53.3% |
| 317 ARBEGAST DRIVE | 2025-09 | $525,000 | 1,160 | 47.5% |
| 303 SEASHELL LANE | 2025-03 | $525,000 | 1,160 | 43.2% |
| 101 11TH STREET NO | 2025-08 | $460,000 | 1,198 | 31.5% |
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