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Old 02-25-2019, 12:35 PM
 
Location: The City
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Why is real estate so cheap in Brigantine for a beach town and why is there so much on the market?
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Old 02-25-2019, 03:03 PM
 
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Originally Posted by kidphilly View Post
Why is real estate so cheap in Brigantine for a beach town and why is there so much on the market?
Well is a island with one road in/out and floods so there is few things to think about.
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Old 02-25-2019, 03:19 PM
 
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I've heard the biting flies can be bad
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Old 02-25-2019, 07:48 PM
 
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Originally Posted by boney89 View Post
Well is a island with one road in/out and floods so there is few things to think about.
I’ve had a place down there since just after Sandy and never encountered any flooding issues on the island.

The north end was hit hard during Sandy and did flood - many houses there are being razed or raised. Flood insurance might be crazy-expensive if obtainable at all on the north end for homes that we’re not raised, so that is another reason there are many homes that appear cheap at first glance. The green head flies are also only an issue on the far north end. Practically non-existent in the middle or south end.

IMO the real reason why real estate is inexpensive is due to the fact that Brigantine’s fortunes are tied to Atlantic City. AC has experienced a terrible decade. Many, if not most of the full time, year-round residents were casino workers but the massive layoffs resulted in many of them leaving Brigantine to pursue work elsewhere, often at casinos in other states. I don’t have the stats handy, but I believe the year-round population has decreased ~13% in the past 10 years. Second homeowners are buying the properties, but there is less demand for that versus residents who were earning a steady paycheck.

EDIT: This recent article answers a lot of the questions: https://brigantinenow.com/tough-love...e-trends-2018/

Last edited by Cubicle Dweller; 02-25-2019 at 08:01 PM..
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Old 02-26-2019, 09:01 AM
 
Location: The City
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Do you think it is a decent choice for a summer place at the beach or are the taxes and other issues to much?
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Old 02-26-2019, 10:49 AM
 
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Originally Posted by kidphilly View Post
Do you think it is a decent choice for a summer place at the beach or are the taxes and other issues to much?
Property taxes are pretty much on-par with every place else in NJ at ~2%. We has a successful re-assessment. If you’re looking for a cheap place then 2% on a cheap place isn’t that bad and the tax rate is lower than Ventnor. I wouldn’t expect much appreciation on the property, but based on comps our place hasn’t lost value since we bought it.

The cheap SFHs on the north end near the golf course are enticing, but I mentioned the cons in my previous post. There are cheaper condos and duplexes on the south end - the duplexes are decent as long as your attached neighbor is decent, the condo complexes vary in terms of quality and people. The price is a pretty obvious indicator of the quality of condos - if it’s unusually cheap there’s probably a reason... Dolphin Cove and the Casa condos are dumps. Mid-Island and Sea Point are nice - even a busted-up bungalow in mid-island isn’t cheap though, but that’s the most desirable area.

TBH, I’m not a big fan of the scene there. The south end truck beaches are chaos on the weekends and a tragedy waiting to happen. Years ago the town only used to allow a few hundred permits and now they realized it is a cash cow so they sell ~3k every year at $150 a pop and for the past two years veterans get free passes (I’m all for supporting the troops, but that was a terrible idea), yet homeowners a and residents don’t get a discount. It’s a lot of monster trucks with MAGA flags and hard drinking - not my scene at all, but it definitely is for many people so that could be a plus depending on what you like. However, since the beach stretches for miles it can be quite tranquil a just a few blocks away from the truck beach for a mile or two. Good luck finding a tranquil stretch of beach in Ventnor or Margate on a nice Saturday. Brigantine is DEAD during the off-season- too quiet for me, but some really like that.

I do like the quietness on weekdays and I do take advantage of the truck permit, but I stay away from the craziness on weekends. Access to the Borgata can’t be beat as well if that is of interest to you. There is only one way in and out, but it is a very modern four lane bridge and the only time I’ve ever seen a backup was due to an accident. It doesn’t get jammed up like the bridge to LBI.
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Old 02-26-2019, 12:09 PM
 
Location: The City
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^^ Thanks I was looking at a condo on the beach around 4th street, is that considered the North or mid island?
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Old 02-26-2019, 12:45 PM
 
Location: Mid-Atlantic
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You mean the causeway to LBI.
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Old 02-26-2019, 12:45 PM
 
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Originally Posted by kidphilly View Post
^^ Thanks I was looking at a condo on the beach around 4th street, is that considered the North or mid island?
There’s S. 4th and N. 4th. Both are more on the north end but not the part of the north end I would avoid. I would avoid the golf course area. You’re far from the crazy south end truck beach so that is a plus and the beach access is pretty easy around there. Quiet too. I ride my bike often up that way in the evening and never encountered green heads since it’s still far enough from the grassy dunes. I don’t usually go to the beach up that way so I can’t speak to how buggy it is or isn’t - S. 4th would put you even further from the bug potential. Restaurant / bar options are pretty limited but AC has more than enough. I believe that area was hit hard during Sandy, but the seller would have to disclose if the condo was impacted. Confirm flood insurance rates and it would probably be worth checking with an insurance agent before signing any dotted lines to make sure getting a new policy under your name won’t be a problem. We had an issue and had to make some changes to our property. Off-Street parking would be a big plus.

Definitely don’t view it as an investment since you will likely be disappointed if you do, but if you’re buying it for your own enjoyment then it could be worthwhile. TBH, I wish we rented for a season before taking the plunge (I probably would have talked my husband into Margate after a summer in Brig which is more my style) but if you’ve already spent extended time there or have friends then good luck with your decision.
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Old 02-26-2019, 12:53 PM
 
Location: The City
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would be N 4th, thanks for the feedback.


I am unsure and it would be mostly for pleasure and summer/spring/fall usage. I have been looking at different beaches but am amazed you can get beach views for the prices in Brigantine. It seems a little sleepy but AC isn't far away


are there any decent places to eat or get drinks


what is that beach bar like?


Not that I go out all the time but like the options


the place is on the beach block which would be great


also is there any rental market, even if for a few weeks
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