The Fair Share Report
12 Stites 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 $185,220 – $307,559, from 12 comparable Gloucester City sales in the past 18 months, at this home's 1,240 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 $274,188 home should be assessed near $155,739.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $11,039 below what the ratio math suggests (7.1%).
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%84%
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 |
|---|---|---|---|---|
| 10 PARK AVE | 2025-02 | $305,000 | 1,218 | 44.1% |
| 15 OXFORD AVE | 2025-09 | $315,000 | 1,270 | 48.4% |
| 227 BERGEN ST | 2026-03 | $140,000 | 1,232 | 59.2% |
| 607 N JOHNSON BLVD | 2025-12 | $250,000 | 1,099 | 49.8% |
| 813 CUMBERLAND ST | 2025-05 | $230,000 | 1,230 | 55.5% |
| 15 N LANE AVE | 2025-01 | $329,000 | 1,381 | 37.1% |
| 921 HIGHLAND BLVD | 2025-01 | $310,000 | 1,198 | 39.8% |
| 132 HICKMAN AVE | 2026-04 | $295,000 | 1,226 | 43.9% |
| 1408 ORIENTAL AVE | 2025-09 | $215,000 | 1,292 | 60.2% |
| 1408 ORIENTAL AVE | 2025-02 | $176,000 | 1,292 | 73.6% |
| 1506 GASKILL AVE | 2025-08 | $334,000 | 1,272 | 49.2% |
| 1506 GASKILL AVE | 2025-05 | $190,000 | 1,272 | 86.5% |
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