The Fair Share Report
232 Orange 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 $147,251 – $218,165, 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 $196,734 home should be assessed near $111,745.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $52,245 below what the ratio math suggests (46.8%).
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
22%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 |
|---|---|---|---|---|
| 813 CUMBERLAND ST | 2025-05 | $230,000 | 1,230 | 55.5% |
| 530 BERGEN ST | 2026-06 | $225,000 | 1,126 | 30.5% |
| 228 ORANGE ST | 2025-09 | $169,900 | 1,284 | 45.1% |
| 30 RAILROAD AVE | 2025-12 | $190,000 | 1,102 | 28.5% |
| 803 PAUL ST | 2025-12 | $120,000 | 1,079 | 64.8% |
| 521 BERGEN ST | 2025-07 | $190,000 | 1,071 | 29.8% |
| 21 S SUSSEX ST | 2026-06 | $205,000 | 1,240 | 41.2% |
| 608 RIDGEWAY ST | 2026-01 | $215,000 | 1,197 | 39.1% |
| 330 POWELL ST | 2025-03 | $190,000 | 1,096 | 32.6% |
| 232 S BROADWAY | 2025-06 | $85,000 | 1,056 | 90.8% |
| 319 BERGEN ST | 2026-04 | $245,140 | 1,248 | 32.2% |
| 319 BERGEN ST | 2025-10 | $153,000 | 1,248 | 51.6% |
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