The Fair Share Report
246 Third St
Gloucester, NJ 08065
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Gloucester City's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $115,974 – $245,593, 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 $170,654 home should be assessed near $96,931.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $18,431 below what the ratio math suggests (19.0%).
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%73%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 31 S SUSSEX ST | 2025-08 | $130,000 | 1,422 | 54.6% |
| 31 S SUSSEX ST | 2025-07 | $110,000 | 1,422 | 64.5% |
| 528 PAUL ST | 2025-12 | $150,000 | 1,320 | 49.7% |
| 528 PAUL ST | 2025-07 | $110,000 | 1,320 | 67.8% |
| 108 S SUSSEX ST | 2026-05 | $235,000 | 1,302 | 33.1% |
| 21 S SUSSEX ST | 2026-06 | $205,000 | 1,240 | 41.2% |
| 212 MIDDLESEX ST | 2025-05 | $210,000 | 1,446 | 39.7% |
| 173 S BURLINGTON ST | 2025-02 | $220,000 | 1,354 | 30.3% |
| 319 BERGEN ST | 2026-04 | $245,140 | 1,248 | 32.2% |
| 319 BERGEN ST | 2025-10 | $153,000 | 1,248 | 51.6% |
| 319 BERGEN ST | 2025-09 | $130,000 | 1,248 | 60.7% |
| 321 BERGEN ST | 2025-07 | $200,000 | 1,248 | 38.0% |
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