The Fair Share Report
514 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.
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Step 1 · Market value
Likely range $552,569 – $989,125, 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 $806,657 home should be assessed near $420,026.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $7,874 above what the ratio math suggests (1.9%).
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
30%83%
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 |
|---|---|---|---|---|
| 17 MANITOBA AVE | 2026-01 | $795,000 | 2,046 | 49.6% |
| 4626 HARBOR BEACH BLVD | 2025-08 | $417,500 | 2,008 | 76.8% |
| 3 BAY COURT | 2025-11 | $1,320,000 | 2,052 | 35.7% |
| 1100 SHERIDAN BLVD | 2025-12 | $750,000 | 2,060 | 47.1% |
| 5 HARBOUR COURT | 2025-03 | $935,000 | 2,140 | 30.9% |
| 434 RISLEY RD | 2025-08 | $445,000 | 1,926 | 71.9% |
| 5220 OCEAN DRIVE SOUTH | 2025-03 | $1,400,000 | 1,996 | 41.3% |
| 8 MARC LANE | 2026-03 | $705,000 | 1,914 | 38.4% |
| 702 LAGOON BLVD | 2025-03 | $565,800 | 2,160 | 57.8% |
| 1305 VARDON RD | 2026-04 | $675,000 | 2,286 | 51.8% |
| 517 LAGOON BLVD | 2025-11 | $820,000 | 1,892 | 43.1% |
| 510 LAFAYETTE BLVD | 2026-01 | $855,000 | 2,392 | 38.2% |
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