The Fair Share Report
6 Beech 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 $451,873 – $521,192, 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 $471,230 home should be assessed near $350,501.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $102,601 below what the ratio math suggests (29.3%).
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
42%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 |
|---|---|---|---|---|
| 516 MONROE ST | 2026-05 | $500,000 | 1,428 | 50.4% |
| 108 CAROL DR | 2025-04 | $494,000 | 1,444 | 55.9% |
| 425 WILLOW GROVE ST | 2025-05 | $427,125 | 1,372 | 49.1% |
| 103 CINDY TERR | 2026-03 | $500,000 | 1,578 | 49.4% |
| 306 HURLEY DR | 2026-05 | $554,300 | 1,608 | 47.0% |
| 2 LAURIE TERR | 2026-02 | $360,000 | 1,386 | 63.5% |
| 347 WILLOW GROVE ST | 2025-07 | $332,500 | 1,372 | 63.9% |
| 309 SECOND ST | 2025-07 | $465,000 | 1,380 | 66.8% |
| 117 CAROL DR | 2025-09 | $435,000 | 1,408 | 54.8% |
| 117 DEERFIELD DR | 2026-04 | $532,000 | 1,534 | 50.1% |
| 6 HERBERT LANE | 2026-05 | $498,500 | 1,630 | 53.7% |
| 19 SHELLEY DR | 2025-07 | $503,000 | 1,630 | 55.3% |
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