The Fair Share Report
216 Sharp St
Hackettstown, NJ 07840
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 $350,811 – $430,602, from 12 comparable Hackettstown sales in the past 18 months, at this home's 1,431 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Hackettstown assessments sit below market value — republished every October, applied town-wide. A $389,675 home should be assessed near $289,840.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $35,540 below what the ratio math suggests (12.3%).
Step 4 · The tax rate — same for every Hackettstown home
$2.070 Schools · 60% $0.676 County · 19% $0.731 Town · 21%
Step 5 · The bill
This home vs. every recent Hackettstown sale · assessed ÷ market
46%91%
Paying about right
This home's ratio lands inside Hackettstown's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 138 E PROSPECT ST | 2025-11 | $415,000 | 1,524 | 59.0% |
| 210 W PROSPECT ST | 2025-08 | $430,000 | 1,429 | 57.2% |
| 511 MONROE ST | 2025-09 | $425,000 | 1,596 | 68.0% |
| 315 SHARP ST | 2025-05 | $449,000 | 1,630 | 54.6% |
| 310 WARREN ST | 2025-07 | $335,000 | 1,658 | 70.8% |
| 41 N MAIN ST | 2025-11 | $290,000 | 1,262 | 79.3% |
| 302 GRAND AVE | 2026-02 | $455,000 | 1,856 | 63.9% |
| 516 MONROE ST | 2026-05 | $500,000 | 1,428 | 50.4% |
| 403 W PLANE ST | 2025-12 | $400,000 | 1,449 | 64.5% |
| 425 WILLOW GROVE ST | 2025-05 | $427,125 | 1,372 | 49.1% |
| 201 WILLOW GROVE ST | 2026-01 | $405,000 | 1,516 | 61.1% |
| 117 CAROL DR | 2025-09 | $435,000 | 1,408 | 54.8% |
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