The Fair Share Report
313 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 $424,313 – $511,911, from 12 comparable Hackettstown 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 Hackettstown assessments sit below market value — republished every October, applied town-wide. A $473,584 home should be assessed near $352,252.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $88,252 below what the ratio math suggests (25.1%).
Step 4 · The tax rate — same for every Hackettstown home
$2.070 Schools · 60% $0.676 County · 19% $0.731 Town · 21%
This home's own bill implies $3.288 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
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 |
|---|---|---|---|---|
| 511 MONROE ST | 2025-09 | $425,000 | 1,596 | 68.0% |
| 6 HERBERT LANE | 2026-05 | $498,500 | 1,630 | 53.7% |
| 138 E PROSPECT ST | 2025-11 | $415,000 | 1,524 | 59.0% |
| 315 SHARP ST | 2025-05 | $449,000 | 1,630 | 54.6% |
| 310 WARREN ST | 2025-07 | $335,000 | 1,658 | 70.8% |
| 34 MITCHELL RD | 2025-08 | $480,000 | 1,646 | 52.8% |
| 516 MONROE ST | 2026-05 | $500,000 | 1,428 | 50.4% |
| 103 CINDY TERR | 2026-03 | $500,000 | 1,578 | 49.4% |
| 302 GRAND AVE | 2026-02 | $455,000 | 1,856 | 63.9% |
| 506 WARREN ST | 2026-01 | $330,000 | 1,840 | 86.4% |
| 425 WILLOW GROVE ST | 2025-05 | $427,125 | 1,372 | 49.1% |
| 5 VICTOR CT | 2025-10 | $520,000 | 1,670 | 51.6% |
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