The Fair Share Report
49 Third St
Hazlet, NJ 07734
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Hazlet's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $492,214 – $639,145, from 12 comparable Hazlet 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 Hazlet assessments sit below market value — republished every October, applied town-wide. A $601,284 home should be assessed near $537,969.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $30,069 below what the ratio math suggests (5.6%).
Step 4 · The tax rate — same for every Hazlet home
$1.274 Schools · 66% $0.222 County · 11% $0.436 Town · 23%
This home's own bill implies $1.749 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Hazlet sale · assessed ÷ market
74%117%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 7 KAYLEN PLACE | 2026-04 | $740,000 | 1,773 | 118.0% |
| 116 HUDSON AVENUE | 2026-06 | $540,000 | 1,663 | 84.5% |
| 34 ELEVENTH STREET | 2025-06 | $440,000 | 1,491 | 98.3% |
| 21 OREGON AVENUE | 2026-01 | $620,000 | 1,649 | 103.7% |
| 21 JOHNSON TERRACE | 2026-04 | $575,000 | 1,522 | 86.2% |
| 59 HOLLY AVENUE | 2026-06 | $562,000 | 1,504 | 88.9% |
| 10 CEDAR AVENUE | 2025-04 | $685,000 | 1,697 | 85.8% |
| 39 LIBERTY PLACE | 2025-02 | $417,000 | 1,372 | 107.9% |
| 20 CORNELL DRIVE | 2026-04 | $662,000 | 1,762 | 97.0% |
| 1 ROSE TERRACE | 2026-03 | $475,000 | 1,324 | 97.1% |
| 6 LILLIAN DRIVE | 2025-04 | $585,000 | 1,646 | 104.3% |
| 557B LLOYD ROAD | 2026-02 | $505,000 | 1,720 | 79.2% |
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