The Fair Share Report
507 Risley Rd
Brigantine, NJ 08053
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Brigantine's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $465,745 – $782,350, 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 $554,418 home should be assessed near $288,685.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $44,985 below what the ratio math suggests (15.6%).
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
26%65%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 504 LAFAYETTE BLVD | 2025-04 | $525,000 | 1,196 | 47.5% |
| 1 LIGHTHOUSE COVE | 2025-07 | $570,000 | 1,260 | 41.2% |
| 12 LAGOON BLVD | 2025-04 | $875,000 | 1,227 | 40.2% |
| 227 36TH STREET SO | 2025-06 | $349,000 | 1,188 | 71.2% |
| 29 CUMMINGS PLACE | 2026-04 | $739,000 | 1,214 | 37.8% |
| 289 40TH STREET SO | 2025-08 | $750,000 | 1,310 | 37.1% |
| 801 E EVANS BLVD | 2025-03 | $680,000 | 1,144 | 37.9% |
| 2 SURF LANE | 2025-11 | $885,000 | 1,260 | 41.7% |
| 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% |
| 514 CAVERLY DR | 2025-06 | $450,000 | 1,252 | 64.0% |
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