The Fair Share Report
432 Middlesex St
Gloucester, NJ 08043
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 $274,905 – $332,657, from 12 comparable Gloucester City sales in the past 18 months, at this home's 2,354 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 $318,648 home should be assessed near $180,992.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $45,292 below what the ratio math suggests (25.0%).
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 |
|---|---|---|---|---|
| 858 MARKET ST | 2025-05 | $247,500 | 2,094 | 40.4% |
| 840 CUMBERLAND ST | 2025-08 | $385,000 | 2,464 | 40.4% |
| 218 SOMERSET ST | 2025-12 | $235,000 | 2,378 | 49.2% |
| 844 CUMBERLAND ST | 2025-06 | $310,000 | 2,080 | 36.9% |
| 714 HUNTER ST | 2025-07 | $315,000 | 2,319 | 34.6% |
| 417 RIDGEWAY ST | 2025-07 | $85,000 | 2,064 | 120.3% |
| 223 HUDSON ST | 2025-10 | $259,900 | 1,920 | 29.8% |
| 201-203 POWELL ST | 2025-06 | $95,000 | 2,255 | 122.8% |
| 101 N BROWN ST | 2026-02 | $313,000 | 2,316 | 46.3% |
| 909 HIGHLAND BLVD | 2026-06 | $315,000 | 2,282 | 45.6% |
| 1031 MARKET ST | 2025-01 | $400,000 | 2,150 | 41.3% |
| 230 CUMBERLAND ST | 2025-10 | $270,000 | 2,312 | 34.1% |
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