The Fair Share Report
512 E Brigantine Ave
Brigantine, NJ 08043
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 $651,689 – $930,579, from 12 comparable Brigantine sales in the past 18 months, at this home's 1,770 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 $687,757 home should be assessed near $358,115.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $239,285 above what the ratio math suggests (66.8%).
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%97%
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 $4,671/yr at stake. NJ appeals are generally due April 1.
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% |
| 517 LAGOON BLVD | 2025-11 | $820,000 | 1,892 | 43.1% |
| 8 MARC LANE | 2026-03 | $705,000 | 1,914 | 38.4% |
| 5111 OCEAN DRIVE SOUTH | 2025-08 | $1,350,000 | 1,750 | 30.6% |
| 74 DELMAR DRIVE | 2025-08 | $466,251 | 1,655 | 34.6% |
| 17 HORIZON LANE | 2025-05 | $775,000 | 1,766 | 43.9% |
| 5201 WATERVIEW DR | 2026-03 | $980,000 | 1,864 | 42.7% |
| 17 MANITOBA AVE | 2026-01 | $795,000 | 2,046 | 49.6% |
| 4618 HARBOR BEACH BLVD | 2025-05 | $668,257 | 1,815 | 45.4% |
| 3 SANDY LANE | 2025-09 | $879,000 | 1,637 | 42.7% |
| 66 SAILFISH DRIVE | 2025-08 | $659,000 | 1,828 | 48.8% |
| 8 MACDERMOTT PLACE | 2025-10 | $760,000 | 1,560 | 39.0% |
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