The Fair Share Report
109 Middlesex St
Gloucester, NJ 08096
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 $158,854 – $242,611, 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 $205,249 home should be assessed near $116,581.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $25,381 below what the ratio math suggests (21.8%).
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%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 |
|---|---|---|---|---|
| 109 HUDSON ST | 2026-05 | $266,000 | 1,728 | 33.9% |
| 101 S BROWN ST | 2025-06 | $245,000 | 1,577 | 45.8% |
| 837 MONMOUTH ST | 2025-03 | $245,000 | 1,599 | 40.6% |
| 144 EDWARDS DR | 2025-10 | $367,000 | 1,515 | 38.0% |
| 103 MIDDLESEX ST | 2026-04 | $260,000 | 2,304 | 35.5% |
| 105 MIDDLESEX ST | 2025-10 | $259,000 | 2,304 | 34.7% |
| 31 S SUSSEX ST | 2025-08 | $130,000 | 1,422 | 54.6% |
| 31 S SUSSEX ST | 2025-07 | $110,000 | 1,422 | 64.5% |
| 224 N KING ST | 2025-09 | $120,000 | 1,642 | 60.1% |
| 424 HUNTER ST | 2026-04 | $236,000 | 1,550 | 34.5% |
| 414 MIDDLESEX ST | 2026-05 | $199,900 | 1,078 | 33.6% |
| 215 MIDDLESEX ST | 2026-05 | $210,000 | 1,547 | 29.5% |
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