The Fair Share Report
45 Yale Ave
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 $210,136 – $345,314, 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 $287,599 home should be assessed near $163,356.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $41,656 below what the ratio math suggests (25.5%).
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 |
|---|---|---|---|---|
| 900 MONMOUTH ST | 2025-11 | $175,000 | 1,571 | 61.1% |
| 406 SOMERSET ST | 2025-09 | $235,150 | 1,637 | 43.1% |
| 232 SYLVAN AVE | 2025-10 | $340,000 | 1,780 | 47.7% |
| 305 ROSALIND AVE | 2025-04 | $310,000 | 1,820 | 53.7% |
| 31 SWARTHMORE AVE | 2025-10 | $318,000 | 1,552 | 41.9% |
| 334 ROSALIND AVE | 2026-04 | $349,900 | 1,304 | 40.4% |
| 212 MIDDLESEX ST | 2025-05 | $210,000 | 1,446 | 39.7% |
| 1695 MARKET ST | 2025-01 | $325,000 | 1,649 | 49.8% |
| 36 UNIVERSITY AVE | 2025-06 | $392,500 | 1,685 | 31.4% |
| 934 MERCER ST | 2025-12 | $261,000 | 1,618 | 47.1% |
| 81 N LANE AVE | 2025-05 | $290,000 | 1,570 | 40.4% |
| 400 SHERWOOD AVE | 2025-03 | $400,000 | 1,868 | 50.2% |
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