The Fair Share Report
318 Sylvan 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 $126,886 – $192,005, from 12 comparable Gloucester City sales in the past 18 months, at this home's 652 sq ft.
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 $166,019 home should be assessed near $94,299.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $44,101 above 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
26%115%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (65.32%) — roughly $2,334/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 17 UNIVERSITY AVE | 2025-06 | $235,000 | 798 | 48.0% |
| 28 BARNARD AVE | 2025-01 | $200,000 | 736 | 49.3% |
| 938 MERCER ST | 2025-02 | $251,000 | 850 | 50.0% |
| 413 SOMERSET ST | 2025-11 | $379,000 | — | 15.3% |
| 139 GEHRIG AVE | 2025-12 | $235,000 | 816 | 52.8% |
| 17 BARLOW AVE | 2026-03 | $150,000 | 964 | 66.9% |
| 918 HIGHLAND BLVD | 2026-04 | $331,275 | 1,054 | 36.0% |
| 805 MERCER ST | 2025-01 | $195,000 | 1,002 | 63.4% |
| 127 PARK AVE | 2025-11 | $100,000 | 884 | 87.4% |
| 505 NICHOLSON RD | 2025-04 | $176,500 | 924 | 50.6% |
| 1409 THOMPSON AVE | 2025-10 | $245,000 | 1,108 | 48.2% |
| 328 WALNUT AVE | 2025-04 | $275,000 | 1,080 | 52.1% |
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