The Fair Share Report
231 Middlesex St
Gloucester, NJ 08026
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 $154,775 – $278,381, 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 $188,225 home should be assessed near $106,912.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $6,812 below what the ratio math suggests (6.4%).
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 |
|---|---|---|---|---|
| 212 MIDDLESEX ST | 2025-05 | $210,000 | 1,446 | 39.7% |
| 15 KOEHLER ST | 2026-03 | $165,000 | 1,440 | 52.9% |
| 111 WESTMINSTER AVE | 2025-12 | $242,000 | 1,280 | 34.3% |
| 111 WESTMINSTER AVE | 2025-03 | $140,000 | 1,280 | 59.4% |
| 115 BROWN ST | 2025-04 | $185,000 | 1,442 | 64.3% |
| 230 BERGEN ST | 2025-09 | $170,000 | 1,428 | 47.8% |
| 821 HUDSON ST | 2025-05 | $285,000 | 1,548 | 60.6% |
| 900 MONMOUTH ST | 2025-11 | $175,000 | 1,571 | 61.1% |
| 846 CUMBERLAND ST | 2025-10 | $155,000 | 1,408 | 56.3% |
| 846 CUMBERLAND ST | 2025-06 | $137,500 | 1,408 | 63.5% |
| 911 GAUNT ST | 2025-06 | $275,000 | 1,482 | 42.5% |
| 935 SOMERSET ST | 2025-09 | $246,000 | 1,310 | 38.9% |
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