The Fair Share Report
441 Ridge Ave
Gloucester, NJ 08099
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 $179,713 – $277,519, from 12 comparable Gloucester 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 assessments sit below market value — republished every October, applied town-wide. A $245,565 home should be assessed near $139,849.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $54,549 below what the ratio math suggests (39.0%).
Step 4 · The tax rate — same for every Gloucester home
$1.890 Schools · 45% $0.949 County · 23% $1.339 Town · 32%
Step 5 · The bill
This home vs. every recent Gloucester sale · assessed ÷ market
25%74%
Paying about right
This home's ratio lands inside Gloucester'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 |
|---|---|---|---|---|
| 25 FIFTH AVENUE | 2025-11 | $257,000 | 792 | 50.6% |
| 210 RIDGE AVENUE | 2025-03 | $150,000 | 898 | 93.5% |
| 237 MARSHALL AVENUE | 2026-02 | $339,000 | 792 | 32.3% |
| 117 FIFTH AVENUE | 2025-02 | $231,990 | 784 | 54.5% |
| 505 FRONT STREET | 2025-09 | $225,000 | 702 | 54.6% |
| 329 RIDGE AVENUE | 2026-04 | $290,000 | 992 | 43.2% |
| 329 RIDGE AVENUE | 2025-06 | $172,500 | 992 | 72.7% |
| 535 ROOSEVELT AVENUE | 2026-04 | $189,900 | 840 | 69.2% |
| 211 CHESTNUT STREET | 2026-05 | $276,500 | 1,072 | 42.3% |
| 248 BLACK HORSE PIKE-GLN | 2025-09 | $237,000 | 960 | 47.6% |
| 6 W BATTEN AVENUE | 2026-03 | $225,000 | 770 | 53.5% |
| 213 LAKE AVENUE | 2026-02 | $89,000 | 640 | 113.8% |
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