The Fair Share Report
321 Mercer St
Gloucester, NJ 08033
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 $156,348 – $230,187, 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 $211,587 home should be assessed near $120,181.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $63,081 below what the ratio math suggests (52.5%).
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
19%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 |
|---|---|---|---|---|
| 609 RIDGEWAY ST | 2025-08 | $209,900 | 1,129 | 53.6% |
| 314 WARREN ST | 2025-12 | $207,000 | 1,114 | 32.9% |
| 314 WARREN ST | 2025-04 | $120,000 | 1,114 | 56.7% |
| 237 MORRIS ST | 2025-12 | $125,000 | 1,118 | 43.8% |
| 433 MIDDLESEX ST | 2025-05 | $230,000 | 1,197 | 31.2% |
| 607 RIDGEWAY ST | 2025-06 | $240,000 | 1,213 | 52.7% |
| 229 FILMORE ST | 2025-10 | $196,000 | 1,184 | 33.7% |
| 210 MIDDLESEX ST | 2025-01 | $155,500 | 1,092 | 34.8% |
| 21 S SUSSEX ST | 2026-06 | $205,000 | 1,240 | 41.2% |
| 813 CUMBERLAND ST | 2025-05 | $230,000 | 1,230 | 55.5% |
| 530 BERGEN ST | 2026-06 | $225,000 | 1,126 | 30.5% |
| 608 RIDGEWAY ST | 2026-01 | $215,000 | 1,197 | 39.1% |
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