The Fair Share Report
428 Middlesex St
Gloucester, NJ 08053
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 $194,828 – $256,425, from 12 comparable Gloucester City sales in the past 18 months, at this home's 1,749 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 $211,367 home should be assessed near $120,056.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $19,156 below what the ratio math suggests (16.0%).
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 |
|---|---|---|---|---|
| 514 MIDDLESEX ST | 2025-06 | $251,000 | 1,712 | 37.7% |
| 315 CUMBERLAND ST | 2025-09 | $265,000 | 1,728 | 32.9% |
| 406 SOMERSET ST | 2025-09 | $235,150 | 1,637 | 43.1% |
| 323 MARKET ST | 2026-01 | $140,000 | 1,920 | 58.7% |
| 236 N BROADWAY | 2025-08 | $150,000 | 1,920 | 60.3% |
| 232 N BROADWAY | 2026-01 | $234,900 | 2,108 | 31.5% |
| 212 MIDDLESEX ST | 2025-05 | $210,000 | 1,446 | 39.7% |
| 900 MONMOUTH ST | 2025-11 | $175,000 | 1,571 | 61.1% |
| 124 N BROADWAY | 2026-02 | $235,900 | 1,952 | 37.0% |
| 124 N BROADWAY | 2025-11 | $180,000 | 1,952 | 48.4% |
| 230 BERGEN ST | 2025-09 | $170,000 | 1,428 | 47.8% |
| 837 MONMOUTH ST | 2025-03 | $245,000 | 1,599 | 40.6% |
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