The Fair Share Report
23 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 $190,431 – $355,781, 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 $260,631 home should be assessed near $148,038.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $42,638 below what the ratio math suggests (28.8%).
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
24%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 |
|---|---|---|---|---|
| 81 N LANE AVE | 2025-05 | $290,000 | 1,570 | 40.4% |
| 911 GAUNT ST | 2025-06 | $275,000 | 1,482 | 42.5% |
| 15 N LANE AVE | 2025-01 | $329,000 | 1,381 | 37.1% |
| 838 MONMOUTH ST | 2025-02 | $250,000 | 1,556 | 50.0% |
| 934 MERCER ST | 2025-12 | $261,000 | 1,618 | 47.1% |
| 900 MONMOUTH ST | 2025-11 | $175,000 | 1,571 | 61.1% |
| 212 MIDDLESEX ST | 2025-05 | $210,000 | 1,446 | 39.7% |
| 3 S HARLEY AVE | 2026-03 | $225,000 | 1,608 | 47.6% |
| 4 BARNARD AVE | 2025-03 | $309,000 | 1,578 | 36.6% |
| 921 HIGHLAND BLVD | 2025-01 | $310,000 | 1,198 | 39.8% |
| 821 HUDSON ST | 2025-05 | $285,000 | 1,548 | 60.6% |
| 132 HICKMAN AVE | 2026-04 | $295,000 | 1,226 | 43.9% |
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