The Fair Share Report
138 Joy St
Gloucester, NJ 08081
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 $160,498 – $189,134, from 12 comparable Gloucester City sales in the past 18 months, at this home's 1,028 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 $178,212 home should be assessed near $101,224.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $30,824 below what the ratio math suggests (30.5%).
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 |
|---|---|---|---|---|
| 820 CUMBERLAND ST | 2025-10 | $167,000 | 1,036 | 42.9% |
| 232 S BROADWAY | 2025-06 | $85,000 | 1,056 | 90.8% |
| 521 BERGEN ST | 2025-07 | $190,000 | 1,071 | 29.8% |
| 207 CUMBERLAND ST | 2025-11 | $170,900 | 962 | 27.4% |
| 30 RAILROAD AVE | 2025-12 | $190,000 | 1,102 | 28.5% |
| 803 PAUL ST | 2025-12 | $120,000 | 1,079 | 64.8% |
| 330 POWELL ST | 2025-03 | $190,000 | 1,096 | 32.6% |
| 530 BERGEN ST | 2026-06 | $225,000 | 1,126 | 30.5% |
| 204 MIDDLESEX ST | 2025-11 | $158,000 | 1,012 | 31.5% |
| 210 MIDDLESEX ST | 2025-01 | $155,500 | 1,092 | 34.8% |
| 208 MORRIS ST | 2026-04 | $190,000 | 952 | 27.1% |
| 206 MORRIS ST | 2026-01 | $225,000 | 952 | 24.4% |
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