The Fair Share Report
19 Franklin Pl
Hackensack, NJ 07601
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
A touch high — but not appeal-worthy
Above most of Hackensack, but below NJ's legal appeal line (85.77%), where a case becomes winnable.
Step 1 · Market value
Likely range $408,484 – $467,391, from 12 comparable Hackensack 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 Hackensack assessments sit below market value — republished every October, applied town-wide. A $449,169 home should be assessed near $334,990.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $18,810 above what the ratio math suggests (5.6%).
Step 4 · The tax rate — same for every Hackensack home
$1.457 Schools · 45% $0.291 County · 9% $1.460 Town · 46%
Step 5 · The bill
This home vs. every recent Hackensack sale · assessed ÷ market
49%92%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 420 PASSAIC ST | 2025-04 | $450,000 | 1,202 | 68.6% |
| 54 POLIFLY RD | 2026-01 | $425,000 | 1,229 | 68.9% |
| 54 POLIFLY RD | 2025-12 | $440,000 | 1,227 | 66.5% |
| 54 POLIFLY RD | 2025-04 | $410,000 | 1,220 | 70.7% |
| 62 FREDERICK ST | 2026-05 | $589,000 | 1,227 | 50.8% |
| 150 GRAND AVE | 2026-05 | $542,700 | 1,497 | 55.3% |
| 150 GRAND AVE. | 2025-07 | $520,000 | 1,497 | 65.6% |
| 481A GARDNER PL | 2026-03 | $465,000 | 1,464 | 82.7% |
| 105 ALLEN ST | 2026-02 | $600,000 | 1,238 | 65.8% |
| 140 EUCLID AVE. | 2025-12 | $352,000 | 1,170 | 72.4% |
| 140 EUCLID AVE. | 2025-12 | $364,900 | 1,170 | 64.4% |
| 140 EUCLID AVE. | 2025-08 | $431,000 | 1,170 | 59.2% |
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