The Fair Share Report
212 Middlesex St
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 $141,211 – $221,557, from 12 comparable Gloucester City sales in the past 18 months, at this home's 1,446 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 $185,513 home should be assessed near $105,371.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $22,071 below what the ratio math suggests (20.9%).
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 |
|---|---|---|---|---|
| 15 KOEHLER ST | 2026-03 | $165,000 | 1,440 | 52.9% |
| 230 BERGEN ST | 2025-09 | $170,000 | 1,428 | 47.8% |
| 215 MIDDLESEX ST | 2026-05 | $210,000 | 1,547 | 29.5% |
| 215 MIDDLESEX ST | 2024-12 | $97,000 | 1,547 | 63.8% |
| 115 BROWN ST | 2025-04 | $185,000 | 1,442 | 64.3% |
| 4 BARNARD AVE | 2025-03 | $309,000 | 1,578 | 36.6% |
| 6 PARK AVE | 2025-06 | $265,000 | 1,400 | 54.4% |
| 31 S SUSSEX ST | 2025-08 | $130,000 | 1,422 | 54.6% |
| 31 S SUSSEX ST | 2025-07 | $110,000 | 1,422 | 64.5% |
| 837 MONMOUTH ST | 2025-03 | $245,000 | 1,599 | 40.6% |
| 846 CUMBERLAND ST | 2025-10 | $155,000 | 1,408 | 56.3% |
| 846 CUMBERLAND ST | 2025-06 | $137,500 | 1,408 | 63.5% |
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