The Fair Share Report
413 Cumberland St
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 $141,867 – $243,559, 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 $224,182 home should be assessed near $127,335.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $23,935 below what the ratio math suggests (18.8%).
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 $5.051 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%78%
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 |
|---|---|---|---|---|
| 712 MARKET ST | 2025-08 | $255,000 | 1,536 | 43.0% |
| 720 POWELL ST | 2025-03 | $120,000 | 1,455 | 72.7% |
| 738 DIVISION ST | 2026-04 | $280,000 | 1,560 | 36.9% |
| 212 MIDDLESEX ST | 2025-05 | $210,000 | 1,446 | 39.7% |
| 732 HUNTER ST | 2025-07 | $245,750 | 1,312 | 34.5% |
| 724 HUNTER ST | 2025-01 | $185,000 | 1,726 | 58.8% |
| 315 HUNTER ST | 2025-10 | $204,900 | 1,536 | 44.4% |
| 308 MARKET ST | 2025-09 | $255,000 | 1,591 | 32.4% |
| 731 JERSEY AVE | 2026-06 | $249,900 | 1,552 | 38.8% |
| 15 KOEHLER ST | 2026-03 | $165,000 | 1,440 | 52.9% |
| 736 HUNTER ST | 2025-01 | $199,000 | 1,232 | 41.5% |
| 101 S BROWN ST | 2025-06 | $245,000 | 1,577 | 45.8% |
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