The Fair Share Report
403 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 $261,500 – $397,279, from 12 comparable Hackettstown sales in the past 18 months, at this home's 1,046 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 $325,636 home should be assessed near $242,208.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $29,408 below what the ratio math suggests (12.1%).
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 |
|---|---|---|---|---|
| 226 ASHLEY AVE | 2025-06 | $410,000 | 1,066 | 52.6% |
| 310 SHARP ST | 2025-10 | $395,000 | 1,152 | 53.3% |
| 204 CHRISTOPHER ST | 2025-01 | $205,000 | 1,118 | 151.3% |
| 624 MADISON ST | 2025-07 | $452,500 | 1,108 | 54.7% |
| 103 CONNIE TERR | 2025-08 | $400,000 | 1,080 | 53.5% |
| 411 HURLEY DR | 2025-05 | $397,000 | 1,104 | 56.5% |
| 41 N MAIN ST | 2025-11 | $290,000 | 1,262 | 79.3% |
| 511 MONROE ST | 2025-09 | $425,000 | 1,596 | 68.0% |
| 105 BROOK DR | 2025-04 | $270,000 | 1,080 | 62.7% |
| 128 BROOK DR | 2025-08 | $260,000 | 1,080 | 56.3% |
| 425 WILLOW GROVE ST | 2025-05 | $427,125 | 1,372 | 49.1% |
| 138 E PROSPECT ST | 2025-11 | $415,000 | 1,524 | 59.0% |
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