The Fair Share Report
323 Sylvan Ave
Gloucester, NJ 08030
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 $242,058 – $357,900, 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 $314,310 home should be assessed near $178,528.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $52,228 below what the ratio math suggests (29.3%).
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%71%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 913 MORRIS ST | 2026-01 | $250,000 | 1,600 | 44.9% |
| 1425 CHESTNUT AVE | 2026-01 | $350,000 | 1,598 | 44.8% |
| 27 GOLDY DRIVE | 2026-04 | $366,000 | 1,617 | 46.3% |
| 1695 MARKET ST | 2025-01 | $325,000 | 1,649 | 49.8% |
| 323 ORLANDO AVE | 2025-09 | $325,000 | 1,684 | 45.3% |
| 144 EDWARDS DR | 2025-10 | $367,000 | 1,515 | 38.0% |
| 606 N BROWN ST | 2026-04 | $235,000 | 1,632 | 54.0% |
| 374 WALNUT AVE | 2026-01 | $370,000 | 1,755 | 48.8% |
| 374 WALNUT AVE | 2025-10 | $190,000 | 1,755 | 95.0% |
| 355 MAPLE AVE | 2025-07 | $337,000 | 1,708 | 44.8% |
| 1417 ORIENTAL AVE | 2025-07 | $300,000 | 1,455 | 50.1% |
| 31 SWARTHMORE AVE | 2025-10 | $318,000 | 1,552 | 41.9% |
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