The Fair Share Report
2 Andre Ct
Hardyston, NJ 07416
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 $572,632 – $662,274, from 12 comparable Hardyston sales in the past 18 months, at this home's 2,554 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Hardyston assessments sit below market value — republished every October, applied town-wide. A $636,115 home should be assessed near $620,021.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $23,179 above what the ratio math suggests (3.7%).
Step 4 · The tax rate — same for every Hardyston home
$1.053 Schools · 55% $0.429 County · 22% $0.446 Town · 23%
This home's own bill implies $1.858 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Hardyston sale · assessed ÷ market
75%118%
A touch high — worth watching
This home's ratio sits above most of Hardyston, but doesn't clear NJ's legal appeal line (100.00%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 22 CLUBHOUSE RD | 2025-04 | $375,000 | — | 92.8% |
| 4 CLUBHOUSE RD | 2025-03 | $442,000 | — | 103.7% |
| 15 KRISTEN CT | 2025-03 | $395,000 | — | 102.5% |
| 2 SUTTON CT | 2026-04 | $799,000 | 3,169 | 106.1% |
| 3 WILD TURKEY WAY #3362 | 2025-03 | $280,000 | — | 89.8% |
| 3 WILD TURKEY WAY #2264 | 2025-01 | $527,500 | — | 93.5% |
| 45 DEERFIELD DR | 2025-02 | $525,000 | 2,370 | 85.7% |
| 6 ANTHONY CT | 2025-01 | $600,000 | 2,409 | 107.2% |
| 3 WILD TURKEY WAY #4400 | 2025-05 | $762,500 | 1,944 | 102.1% |
| 5 WITHERWOOD DR | 2026-05 | $625,000 | 2,250 | 92.0% |
| 9 CRESTMONT CT | 2026-03 | $399,900 | 1,768 | 84.2% |
| 9 BROOKVIEW LN | 2025-06 | $425,000 | 1,768 | 99.7% |
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