The Fair Share Report
263 Poplar Ave
Hackensack, NJ 07601
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 $589,632 – $754,248, 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 $672,787 home should be assessed near $501,765.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $16,465 below what the ratio math suggests (3.3%).
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%91%
Paying about right
This home's ratio lands inside Hackensack'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 |
|---|---|---|---|---|
| 127 POPLAR AVE | 2025-11 | $708,888 | 1,944 | 56.8% |
| 165 PINE ST | 2026-02 | $875,000 | 2,118 | 56.1% |
| 158 ROSS AVE | 2025-07 | $679,000 | 2,068 | 61.0% |
| 4 FRANKLIN PL | 2026-03 | $650,000 | 1,704 | 51.9% |
| 27-29 MARTIN TERR | 2026-03 | $850,000 | 1,726 | 60.4% |
| 90 PROSPECT AVE | 2025-09 | $355,000 | 1,812 | 73.9% |
| 137 BYRNE ST | 2026-04 | $750,000 | 1,961 | 57.0% |
| 824 SUMMIT AVE | 2026-03 | $730,000 | 2,006 | 65.3% |
| 255 POPLAR AVE | 2025-01 | $695,000 | 2,129 | 58.0% |
| 162 ROSS AVE | 2025-01 | $815,000 | 2,284 | 57.5% |
| 194 LOUIS ST | 2025-07 | $690,000 | 1,724 | 60.9% |
| 131 ALLEN ST | 2025-10 | $875,000 | 2,090 | 55.4% |
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