The Fair Share Report
100 Park Ave
Gloucester, NJ 08030
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 $296,241 – $481,986, from 12 comparable Gloucester City 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 Gloucester City assessments sit below market value — republished every October, applied town-wide. A $388,427 home should be assessed near $220,627.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $141,073 above what the ratio math suggests (63.9%).
Step 4 · The tax rate — same for every Gloucester City home
$1.323 Schools · 25% $0.921 County · 17% $3.048 Town · 58%
Step 5 · The bill
This home vs. every recent Gloucester City sale · assessed ÷ market
26%128%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (65.32%) — roughly $7,466/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 206 WESTON AVE | 2025-08 | $375,000 | 1,860 | 46.7% |
| 27 GOLDY DRIVE | 2026-04 | $366,000 | 1,617 | 46.3% |
| 145 OXFORD AVE | 2025-06 | $370,000 | 2,750 | 52.4% |
| 1425 CHESTNUT AVE | 2026-01 | $350,000 | 1,598 | 44.8% |
| 840 CUMBERLAND ST | 2025-08 | $385,000 | 2,464 | 40.4% |
| 1695 MARKET ST | 2025-01 | $325,000 | 1,649 | 49.8% |
| 144 EDWARDS DR | 2025-10 | $367,000 | 1,515 | 38.0% |
| 219 ORLANDO AVE | 2026-01 | $294,500 | 2,156 | 55.9% |
| 1417 ORIENTAL AVE | 2025-07 | $300,000 | 1,455 | 50.1% |
| 49 CLOVER AVE | 2025-07 | $365,000 | 3,347 | 56.0% |
| 429 WALNUT AVE | 2025-02 | $300,000 | 2,080 | 55.5% |
| 1440 CHESTNUT AVE | 2025-09 | $280,000 | 1,993 | 56.9% |
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