The Fair Share Report
22 Cornell Ave
Gloucester, NJ 07702
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 $153,231 – $264,164, 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 $199,040 home should be assessed near $113,055.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $43,055 below what the ratio math suggests (38.1%).
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
21%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 |
|---|---|---|---|---|
| 918 HIGHLAND BLVD | 2026-04 | $331,275 | 1,054 | 36.0% |
| 805 MERCER ST | 2025-01 | $195,000 | 1,002 | 63.4% |
| 505 NICHOLSON RD | 2025-04 | $176,500 | 924 | 50.6% |
| 328 JERSEY AVE | 2026-02 | $170,000 | 1,038 | 23.5% |
| 827 BERGEN ST | 2025-11 | $160,000 | 1,196 | 74.4% |
| 921 HIGHLAND BLVD | 2025-01 | $310,000 | 1,198 | 39.8% |
| 230 MIDDLESEX ST | 2025-06 | $170,000 | 1,024 | 39.1% |
| 601 HUNTER ST | 2026-03 | $235,000 | 1,164 | 29.5% |
| 204 MIDDLESEX ST | 2025-11 | $158,000 | 1,012 | 31.5% |
| 17 BARLOW AVE | 2026-03 | $150,000 | 964 | 66.9% |
| 132 HICKMAN AVE | 2026-04 | $295,000 | 1,226 | 43.9% |
| 210 MIDDLESEX ST | 2025-01 | $155,500 | 1,092 | 34.8% |
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