The Fair Share Report
41 Cornell 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 $158,839 – $251,703, from 12 comparable Gloucester City sales in the past 18 months, at this home's 874 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 $172,979 home should be assessed near $98,252.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $3,552 below what the ratio math suggests (3.6%).
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%
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 |
|---|---|---|---|---|
| 938 MERCER ST | 2025-02 | $251,000 | 850 | 50.0% |
| 413 SOMERSET ST | 2025-11 | $379,000 | — | 15.3% |
| 28 BARNARD AVE | 2025-01 | $200,000 | 736 | 49.3% |
| 821 CUMBERLAND ST | 2025-04 | $190,000 | 960 | 46.0% |
| 505 NICHOLSON RD | 2025-04 | $176,500 | 924 | 50.6% |
| 918 HIGHLAND BLVD | 2026-04 | $331,275 | 1,054 | 36.0% |
| 805 MERCER ST | 2025-01 | $195,000 | 1,002 | 63.4% |
| 921 HIGHLAND BLVD | 2025-01 | $310,000 | 1,198 | 39.8% |
| 17 UNIVERSITY AVE | 2025-06 | $235,000 | 798 | 48.0% |
| 820 CUMBERLAND ST | 2025-10 | $167,000 | 1,036 | 42.9% |
| 139 GEHRIG AVE | 2025-12 | $235,000 | 816 | 52.8% |
| 232 S BROADWAY | 2025-06 | $85,000 | 1,056 | 90.8% |
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