The Fair Share Report
416 Middlesex 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 $153,782 – $187,909, from 12 comparable Gloucester City sales in the past 18 months, at this home's 954 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 $158,379 home should be assessed near $89,959.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $35,259 below what the ratio math suggests (39.2%).
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
24%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 |
|---|---|---|---|---|
| 414 MIDDLESEX ST | 2026-05 | $199,900 | 1,078 | 33.6% |
| 248 S BROADWAY | 2025-05 | $102,000 | 972 | 65.0% |
| 614 HUNTER ST | 2025-11 | $159,900 | 984 | 43.8% |
| 230 MIDDLESEX ST | 2025-06 | $170,000 | 1,024 | 39.1% |
| 821 CUMBERLAND ST | 2025-04 | $190,000 | 960 | 46.0% |
| 806 POWELL ST | 2025-11 | $180,000 | 1,036 | 33.1% |
| 213 WILLOW ST | 2025-12 | $208,000 | 1,056 | 25.2% |
| 820 CUMBERLAND ST | 2025-10 | $167,000 | 1,036 | 42.9% |
| 325 S BROADWAY | 2025-12 | $198,000 | 834 | 21.7% |
| 326 MORRIS ST | 2025-04 | $135,000 | 812 | 37.5% |
| 328 JERSEY AVE | 2026-02 | $170,000 | 1,038 | 23.5% |
| 601 HUNTER ST | 2026-03 | $235,000 | 1,164 | 29.5% |
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