The Fair Share Report
40 Temple 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 $219,855 – $386,139, 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 $268,482 home should be assessed near $152,498.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $38,302 above what the ratio math suggests (25.1%).
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%92%
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 |
|---|---|---|---|---|
| 130 SPARKS AVE | 2025-08 | $275,000 | 1,946 | 44.3% |
| 417 RIDGEWAY ST | 2025-07 | $85,000 | 2,064 | 120.3% |
| 305 ROSALIND AVE | 2025-04 | $310,000 | 1,820 | 53.7% |
| 1 E THOMPSON AVE | 2026-01 | $244,000 | 1,792 | 58.0% |
| 223 HUDSON ST | 2025-10 | $259,900 | 1,920 | 29.8% |
| 232 SYLVAN AVE | 2025-10 | $340,000 | 1,780 | 47.7% |
| 1031 MARKET ST | 2025-01 | $400,000 | 2,150 | 41.3% |
| 36 UNIVERSITY AVE | 2025-06 | $392,500 | 1,685 | 31.4% |
| 858 MARKET ST | 2025-05 | $247,500 | 2,094 | 40.4% |
| 232 N BROADWAY | 2026-01 | $234,900 | 2,108 | 31.5% |
| 909 HIGHLAND BLVD | 2026-06 | $315,000 | 2,282 | 45.6% |
| 213 MERCER ST | 2026-04 | $290,000 | 1,800 | 35.4% |
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