The Fair Share Report
110 Central Ave
Gloucester, NJ 08089
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 $195,816 – $340,905, from 12 comparable Gloucester 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 assessments sit below market value — republished every October, applied town-wide. A $273,826 home should be assessed near $155,944.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $7,444 below what the ratio math suggests (4.8%).
Step 4 · The tax rate — same for every Gloucester home
$1.890 Schools · 45% $0.949 County · 23% $1.339 Town · 32%
Step 5 · The bill
This home vs. every recent Gloucester sale · assessed ÷ market
35%81%
Paying about right
This home's ratio lands inside Gloucester'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 |
|---|---|---|---|---|
| 115 LAKE AVENUE | 2025-05 | $325,000 | 1,224 | 43.1% |
| 110 LAKE AVENUE | 2025-11 | $255,900 | 1,534 | 66.7% |
| 35 W CHURCH STREET | 2025-10 | $279,900 | 1,520 | 37.3% |
| 104 LAKE AVENUE | 2025-08 | $186,000 | 1,282 | 81.6% |
| 516 HUNTINGTON AVENUE | 2025-12 | $210,000 | 1,389 | 71.7% |
| 31 N BLACK HORSE PIKE | 2025-03 | $78,000 | 1,216 | 61.5% |
| 528 FRESNO DRIVE | 2025-08 | $270,000 | 1,356 | 66.1% |
| 248 DAVISTOWN ROAD | 2025-10 | $315,000 | 1,342 | 43.9% |
| 41 HICKSTOWN ROAD | 2025-07 | $250,000 | 1,190 | 54.7% |
| 41 HICKSTOWN ROAD | 2025-03 | $125,000 | 1,190 | 109.4% |
| 28 KOHOMO AVENUE | 2025-08 | $359,900 | 1,404 | 49.4% |
| 1 E MAPLE AVENUE | 2026-03 | $280,000 | 1,406 | 62.1% |
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