The Fair Share Report
122 Barnaby 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 $160,892 – $204,646, from 12 comparable Gloucester City sales in the past 18 months, at this home's 1,034 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 $188,000 home should be assessed near $106,784.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $27,416 above what the ratio math suggests (25.7%).
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%89%
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 $1,451/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 132 HICKMAN AVE | 2026-04 | $295,000 | 1,226 | 43.9% |
| 805 MERCER ST | 2025-01 | $195,000 | 1,002 | 63.4% |
| 827 BERGEN ST | 2025-11 | $160,000 | 1,196 | 74.4% |
| 918 HIGHLAND BLVD | 2026-04 | $331,275 | 1,054 | 36.0% |
| 821 CUMBERLAND ST | 2025-04 | $190,000 | 960 | 46.0% |
| 313 HUDSON ST | 2026-02 | $205,000 | 1,128 | 36.0% |
| 820 CUMBERLAND ST | 2025-10 | $167,000 | 1,036 | 42.9% |
| 232 S BROADWAY | 2025-06 | $85,000 | 1,056 | 90.8% |
| 111 WESTMINSTER AVE | 2025-12 | $242,000 | 1,280 | 34.3% |
| 111 WESTMINSTER AVE | 2025-03 | $140,000 | 1,280 | 59.4% |
| 17 BARLOW AVE | 2026-03 | $150,000 | 964 | 66.9% |
| 803 MORRIS ST | 2025-10 | $232,000 | 1,276 | 46.7% |
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