The Fair Share Report
207 Willow St
Gloucester, NJ 08029
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 $101,035 – $197,458, 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 $171,660 home should be assessed near $97,503.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $48,703 below what the ratio math suggests (50.0%).
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
19%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 |
|---|---|---|---|---|
| 210 MIDDLESEX ST | 2025-01 | $155,500 | 1,092 | 34.8% |
| 821 CUMBERLAND ST | 2025-04 | $190,000 | 960 | 46.0% |
| 314 WARREN ST | 2025-12 | $207,000 | 1,114 | 32.9% |
| 314 WARREN ST | 2025-04 | $120,000 | 1,114 | 56.7% |
| 820 CUMBERLAND ST | 2025-10 | $167,000 | 1,036 | 42.9% |
| 609 RIDGEWAY ST | 2025-08 | $209,900 | 1,129 | 53.6% |
| 232 S BROADWAY | 2025-06 | $85,000 | 1,056 | 90.8% |
| 237 MORRIS ST | 2025-12 | $125,000 | 1,118 | 43.8% |
| 204 MIDDLESEX ST | 2025-11 | $158,000 | 1,012 | 31.5% |
| 521 BERGEN ST | 2025-07 | $190,000 | 1,071 | 29.8% |
| 803 PAUL ST | 2025-12 | $120,000 | 1,079 | 64.8% |
| 230 MIDDLESEX ST | 2025-06 | $170,000 | 1,024 | 39.1% |
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