The Fair Share Report
316 Middlesex 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 $114,308 – $237,020, 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 $204,487 home should be assessed near $116,149.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $46,049 below what the ratio math suggests (39.6%).
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 |
|---|---|---|---|---|
| 21 S SUSSEX ST | 2026-06 | $205,000 | 1,240 | 41.2% |
| 813 CUMBERLAND ST | 2025-05 | $230,000 | 1,230 | 55.5% |
| 228 ORANGE ST | 2025-09 | $169,900 | 1,284 | 45.1% |
| 528 PAUL ST | 2025-12 | $150,000 | 1,320 | 49.7% |
| 528 PAUL ST | 2025-07 | $110,000 | 1,320 | 67.8% |
| 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% |
| 108 S SUSSEX ST | 2026-05 | $235,000 | 1,302 | 33.1% |
| 31 S SUSSEX ST | 2025-08 | $130,000 | 1,422 | 54.6% |
| 31 S SUSSEX ST | 2025-07 | $110,000 | 1,422 | 64.5% |
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