The Fair Share Report
103 Middlesex St
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 $257,391 – $350,521, from 12 comparable Gloucester City sales in the past 18 months, at this home's 2,304 sq ft.
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 $269,066 home should be assessed near $152,829.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $60,529 below what the ratio math suggests (39.6%).
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
21%71%
Paying about right
This home's ratio lands inside Gloucester City'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 |
|---|---|---|---|---|
| 105 MIDDLESEX ST | 2025-10 | $259,000 | 2,304 | 34.7% |
| 109 HUDSON ST | 2026-05 | $266,000 | 1,728 | 33.9% |
| 840 CUMBERLAND ST | 2025-08 | $385,000 | 2,464 | 40.4% |
| 318 MONMOUTH ST | 2025-04 | $325,000 | 2,428 | 42.1% |
| 232 N BROADWAY | 2026-01 | $234,900 | 2,108 | 31.5% |
| 230 CUMBERLAND ST | 2025-10 | $270,000 | 2,312 | 34.1% |
| 201-203 POWELL ST | 2025-06 | $95,000 | 2,255 | 122.8% |
| 124 N BROADWAY | 2026-02 | $235,900 | 1,952 | 37.0% |
| 124 N BROADWAY | 2025-11 | $180,000 | 1,952 | 48.4% |
| 110 MIDDLESEX ST | 2025-02 | $245,000 | 1,728 | 44.2% |
| 325 MONMOUTH ST | 2026-04 | $275,000 | 1,760 | 31.2% |
| 145 OXFORD AVE | 2025-06 | $370,000 | 2,750 | 52.4% |
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