The Fair Share Report
612 E Brigantine Ave
Brigantine, NJ 08057
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 $574,216 – $757,786, from 12 comparable Brigantine sales in the past 18 months, at this home's 1,648 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 $675,249 home should be assessed near $351,602.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $306,198 above what the ratio math suggests (87.1%).
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%120%
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 $5,977/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1305 RAY AVE | 2025-11 | $435,000 | 1,610 | 59.8% |
| 245 38TH STREET SO | 2026-03 | $772,500 | 1,680 | 37.2% |
| 217 HAGEN RD | 2026-01 | $690,000 | 1,676 | 49.8% |
| 4153 ATL-BRIGANTINE BLVD | 2025-11 | $999,999 | 1,682 | 46.3% |
| 74 DELMAR DRIVE | 2025-08 | $466,251 | 1,655 | 34.6% |
| 1328 OUIMET RD | 2025-11 | $678,000 | 1,568 | 42.6% |
| 346 GULL COVE | 2025-10 | $600,000 | 1,722 | 47.5% |
| 341 ARBEGAST DRIVE | 2025-05 | $625,000 | 1,722 | 46.8% |
| 525 CASA DRIVE | 2026-01 | $399,900 | 1,613 | 40.9% |
| 95 SAILFISH DRIVE | 2025-12 | $715,000 | 1,752 | 32.5% |
| 510 E EVANS BLVD | 2025-01 | $690,000 | 1,684 | 40.1% |
| 801 FOWNES AVE | 2025-07 | $665,000 | 1,728 | 44.4% |
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