The Fair Share Report
38 Cornell 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 $224,764 – $300,993, from 12 comparable Gloucester City sales in the past 18 months, at this home's 1,202 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 $273,430 home should be assessed near $155,308.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $25,308 below what the ratio math suggests (16.3%).
Step 4 · The tax rate — same for every Gloucester City home
$1.323 Schools · 25% $0.921 County · 17% $3.048 Town · 58%
This home's own bill implies $5.101 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
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 |
|---|---|---|---|---|
| 10 PARK AVE | 2025-02 | $305,000 | 1,218 | 44.1% |
| 1408 ORIENTAL AVE | 2025-09 | $215,000 | 1,292 | 60.2% |
| 1408 ORIENTAL AVE | 2025-02 | $176,000 | 1,292 | 73.6% |
| 1506 GASKILL AVE | 2025-08 | $334,000 | 1,272 | 49.2% |
| 1506 GASKILL AVE | 2025-05 | $190,000 | 1,272 | 86.5% |
| 328 WALNUT AVE | 2025-04 | $275,000 | 1,080 | 52.1% |
| 607 N JOHNSON BLVD | 2025-12 | $250,000 | 1,099 | 49.8% |
| 413 SOMERSET ST | 2025-11 | $379,000 | — | 15.3% |
| 1449 CHESTNUT AVE | 2025-10 | $344,900 | 1,455 | 46.3% |
| 1409 THOMPSON AVE | 2025-10 | $245,000 | 1,108 | 48.2% |
| 1417 ORIENTAL AVE | 2025-07 | $300,000 | 1,455 | 50.1% |
| 334 ROSALIND AVE | 2026-04 | $349,900 | 1,304 | 40.4% |
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