The Fair Share Report
461 Second St
Hoboken, NJ 07030
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 $1,263,634 – $1,769,344, from 12 comparable Hoboken 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 Hoboken assessments sit below market value — republished every October, applied town-wide. A $1,460,805 home should be assessed near $851,357.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $199,343 above what the ratio math suggests (23.4%).
Step 4 · The tax rate — same for every Hoboken home
$0.557 Schools · 31% $0.591 County · 33% $0.657 Town · 36%
Step 5 · The bill
This home vs. every recent Hoboken sale · assessed ÷ market
41%89%
Paying about right
This home's ratio lands inside Hoboken'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 |
|---|---|---|---|---|
| 87 PARK AVE | 2026-02 | $1,455,000 | 1,504 | 50.6% |
| 69 MADISON ST | 2025-05 | $1,300,000 | 1,500 | 58.4% |
| 124 JEFFERSON ST | 2025-01 | $1,450,000 | 1,500 | 49.1% |
| 1034 CLINTON ST | 2026-01 | $1,700,000 | 1,511 | 43.2% |
| 324 HUDSON ST | 2025-07 | $2,555,000 | 1,679 | 54.6% |
| 214 EIGHTH ST | 2025-03 | $1,679,000 | 1,550 | 53.7% |
| 2 CONSTITUTION COURT | 2026-01 | $2,357,000 | 1,464 | 41.5% |
| 84 JEFFERSON ST | 2026-01 | $1,225,000 | 1,457 | 53.1% |
| 1034 CLINTON ST | 2025-07 | $1,615,550 | 1,554 | 44.2% |
| 95 GARDEN ST | 2026-03 | $1,618,000 | 1,569 | 41.7% |
| 2 CONSTITUTION COURT | 2025-07 | $1,825,000 | 1,439 | 46.8% |
| 700 FIRST ST | 2025-12 | $1,125,000 | 1,498 | 61.3% |
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