The Fair Share Report
746 Summit Ave
Hackensack, NJ 07601
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 Hackensack's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $295,849 – $556,253, from 12 comparable Hackensack 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 Hackensack assessments sit below market value — republished every October, applied town-wide. A $424,832 home should be assessed near $316,840.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $17,160 above what the ratio math suggests (5.4%).
Step 4 · The tax rate — same for every Hackensack home
$1.457 Schools · 45% $0.291 County · 9% $1.460 Town · 46%
Step 5 · The bill
This home vs. every recent Hackensack sale · assessed ÷ market
49%118%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 303 HAMILTON PL | 2025-07 | $416,100 | 1,096 | 48.0% |
| 325 SIMONS AVE | 2025-02 | $535,000 | 1,128 | 64.1% |
| 311 STANDISH AVE | 2025-11 | $580,000 | 1,131 | 56.0% |
| 378 MARVIN AVE | 2025-05 | $510,000 | 1,152 | 124.3% |
| 321-323 SIMONS AVE | 2025-11 | $518,972 | 1,268 | 67.0% |
| 159 BERDAN PL | 2025-09 | $310,000 | 1,081 | 74.1% |
| 90 PROSPECT AVE | 2026-04 | $290,000 | 1,111 | 62.7% |
| 99 TROAST ST | 2025-10 | $630,000 | 1,312 | 58.8% |
| 55 ROWLAND AVE | 2025-09 | $599,900 | 1,254 | 54.5% |
| 208 ANDERSON ST | 2026-04 | $299,000 | 1,100 | 68.7% |
| 208 ANDERSON ST | 2025-08 | $318,000 | 1,100 | 77.9% |
| 208 ANDERSON ST | 2025-03 | $310,000 | 1,100 | 76.3% |
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