The Fair Share Report
21 Barnard 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 $141,606 – $257,352, 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 $223,586 home should be assessed near $126,997.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $23,197 below what the ratio math suggests (18.3%).
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%79%
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 |
|---|---|---|---|---|
| 212 MIDDLESEX ST | 2025-05 | $210,000 | 1,446 | 39.7% |
| 813 CUMBERLAND ST | 2025-05 | $230,000 | 1,230 | 55.5% |
| 227 BERGEN ST | 2026-03 | $140,000 | 1,232 | 59.2% |
| 738 DIVISION ST | 2026-04 | $280,000 | 1,560 | 36.9% |
| 4 BARNARD AVE | 2025-03 | $309,000 | 1,578 | 36.6% |
| 731 JERSEY AVE | 2026-06 | $249,900 | 1,552 | 38.8% |
| 838 MONMOUTH ST | 2025-02 | $250,000 | 1,556 | 50.0% |
| 30 RAILROAD AVE | 2025-12 | $190,000 | 1,102 | 28.5% |
| 846 CUMBERLAND ST | 2025-10 | $155,000 | 1,408 | 56.3% |
| 846 CUMBERLAND ST | 2025-06 | $137,500 | 1,408 | 63.5% |
| 315 HUNTER ST | 2025-10 | $204,900 | 1,536 | 44.4% |
| 308 MARKET ST | 2025-09 | $255,000 | 1,591 | 32.4% |
Is this your house?
Run your own report →