Imagine finishing work in the Philly area and being on a quiet Atlantic beach in about an hour. That is the draw of Brigantine for many second-home owners. You get an easy escape, small-town summer rhythms, and practical amenities that make weekend living simple. In this guide, you will learn how life really works here, from beach tags and seasonal routines to rental rules, flood and insurance considerations, and the ongoing costs to expect. Let’s dive in.
Why Brigantine works for second homes
Brigantine sits just north of Atlantic City on a residential barrier island with oceanfront and bayfront neighborhoods. Many owners use it for long weekends and summer weeks because it is close and convenient. From Center City Philadelphia, typical driving time is about 1 to 1.5 hours depending on traffic, especially on summer weekends, according to travel-time estimates.
For pricing context, public snapshots show typical Brigantine home values in the mid to high 600s. Zillow’s index listed a typical value around the high $600k range as of late 2025. Figures vary by data source and date, so rely on current comps when you are ready to make a move. You can review the latest public snapshot for Brigantine home values, then verify with on-the-ground market data.
Daily life you can expect
Beach tags and hours
Brigantine requires beach tags for people age 12 and up during the official summer season. By city code, the season runs from the Friday before Memorial Day through Labor Day, and typical guarded hours are 10:00 a.m. to 5:30 p.m. The city sets exact dates each year by resolution. You can review the rules directly in the Brigantine beach ordinance.
Seasonal, weekly, and daily tags are available. As a recent reference point, 2025 early-bird seasonal tags were reported at about 20 dollars, rising to 25 dollars after the cutoff, with daily tags around 10 dollars and weekly around 15 dollars. Check the current year’s rates and sale locations, as they change annually. See recent coverage of Brigantine beach tag pricing for context.
Dogs, dunes, and beach safety
Brigantine has detailed rules for dogs on the beach. Dogs are generally not allowed on the public ocean beaches during the peak summer period, and leash and date rules apply outside that window. Dune protection is enforced, and certain activities are limited in specified zones. All of this lives in the city code and is overseen by the Beach Patrol and local police. For the full list, review the beach and recreation ordinance.
You will also find designated bathing areas and lifeguard coverage during the official season. Local authorities can limit ocean entry or close swimming if conditions are hazardous. Expect limited or no lifeguards in the off-season, so plan accordingly.
Groceries, dining, and simple errands
Day-to-day living is straightforward. You have year-round grocery and pharmacy options on the island, plus coffee spots, bakeries, takeout, and sit-down restaurants. For more medical and retail choices, head over the bridge into Atlantic City or the nearby mainland.
For a unique local stop, the Marine Mammal Stranding Center hosts education and visitor information. On the north end, access to the marsh and the Edwin B. Forsythe National Wildlife Refuge adds birding and quiet outdoor time to your routine.
Seasonal rhythms
Peak use runs from Memorial Day through Labor Day. July and August are the busiest months, and you will feel it on weekends and sunny weekdays. Many owners treat Brigantine as a weekly or weekend retreat, then return in the shoulder months for quieter beach days.
Summer also feels neighborly. The island hosts a Saturday farmers market through the summer months, which adds a small-town layer to beach living. You can get a sense of the vibe from coverage of the Brigantine Farmers Market. In late fall and winter, the island is much quieter and some seasonal businesses scale back.
If you plan to rent your home
License and inspections are mandatory
You can rent your Brigantine property short term, but only with the proper license. The city requires an annual rental license for any short-term rental, defined as stays under 30 consecutive days. You must obtain the license before advertising and include the license number in your listings. The code also requires a local responsible party who can respond to complaints, plus inspections and record keeping. Read the city’s short-term rental licensing rules before you map out your rental plan.
Operational rules and community expectations
Operational controls may include occupancy caps, minimum-night requirements tied to bedroom counts, a prohibition on renting to guests under a set age, and posting emergency contact information within the property. The city can suspend or revoke a license after repeated, substantiated complaints, and fines apply for violations. Local reporting reflects active community interest in enforcement. If rental income is part of your plan, build your calendar and processes around compliance and guest experience.
Flood, insurance, and building basics
Know your flood zone and elevation
Brigantine is a low-elevation barrier island with mapped FEMA flood zones, including AE and VE coastal areas. Before you buy, check the parcel’s FIRM panel and understand the Base Flood Elevation. You can visualize future coastal exposure with NOAA’s Sea Level Rise Viewer. Regional FEMA resources also summarize updates to advisory and effective flood mapping for the coast; review the FEMA Region II site for coastal map updates.
Insurance expectations for shore property
If your home sits in a Special Flood Hazard Area, most lenders will require NFIP flood insurance. Premiums can be meaningful for low-elevation oceanfront or bayfront homes. There are private flood insurance options, but you should compare coverages and underwriting approaches. Elevation and mitigation features can influence cost, so factor that into your property search and offer strategy.
Costs, taxes, and ongoing care
Taxes and value context
Property taxes depend on municipal rates, assessments, and county equalization. Ask for the most recent tax bill during due diligence and check for any announced reassessment work. For value context, recent public snapshots place Brigantine’s typical home value in the mid to high 600s as of late 2025. Confirm live comps when you are ready to write an offer.
Maintenance when you are not here
If you plan to use the home on weekends or seasonally, build a simple care plan. Typical checklists include winterization, post-storm inspections, HVAC and water checks, trash service, and pool or spa maintenance. If you rent, align turnovers and cleanings with your license requirements. The city’s rental license also requires a local responsible party, which makes a reliable manager or point person important.
Parking, storage, and 4x4 permits
Brigantine’s code covers the storage of trailers and beach equipment, as well as permits for certain beach uses. If you plan to use a four-wheel-drive vehicle to launch a sailboat or catamaran on the beach, you will need the proper permit. Always check the city’s posted rules and seasonal updates before you haul gear to the sand.
How we help you buy with confidence
A second home is both a lifestyle and a series of decisions. Our role is to give you clarity at each step. We help you confirm flood zone and elevation details early, frame realistic ownership costs, and map out beach rules and seasonal rhythms so your calendar fits your goals. If renting is part of your plan, we walk you through licensing and inspection timelines so you stay compliant.
Because many of our clients split life between South Jersey suburbs and the Shore, we focus on a smooth, coordinated process. You will get steady updates, thoughtful guidance, and a search strategy that respects your time. When you are ready to talk specifics, we are here to listen and build a plan that fits.
Ready to explore Brigantine with a trusted, local perspective? Schedule a free consultation with Madison Mazzulo.
FAQs
Are beach tags required in Brigantine?
- Yes. The city requires beach tags for people age 12 and up during the official summer season, with exact dates and hours set each year by resolution. Children under 12 are typically free, and certain exemptions apply for seniors and active military.
Can you Airbnb your Brigantine home?
- Yes, but you must obtain the city’s short-term rental license before advertising, include your license number in listings, pass required inspections, follow occupancy and age rules, and maintain a local responsible party. Repeated violations can lead to fines or license suspension.
How far is Brigantine from Philadelphia?
- Plan for roughly 1 to 1.5 hours by car from Center City Philadelphia depending on traffic, especially on summer weekends.
What months are busiest in Brigantine?
- Peak season runs from Memorial Day through Labor Day, with July and August as the busiest months. Spring and early fall bring quieter shoulder-season days, and winter is very calm.
How risky is flooding in Brigantine?
- Brigantine is a barrier island with mapped FEMA flood zones, and many properties have flood exposure. Check your parcel’s flood zone and elevation, review FIRMs, and account for flood insurance and mitigation in your budget.
What are typical home values in Brigantine?
- Public data snapshots placed typical values in the mid to high 600s as of late 2025. Always confirm current comps and trends before you bid.
