The Fair Share Report
46 Yale Ave
Gloucester, NJ 08030
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's full record →Check another house →
This home's payments are about right
It sits inside Gloucester City's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $196,625 – $353,308, 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 $241,244 home should be assessed near $137,027.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $52,427 below what the ratio math suggests (38.3%).
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
18%71%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 921 HIGHLAND BLVD | 2025-01 | $310,000 | 1,198 | 39.8% |
| 334 ROSALIND AVE | 2026-04 | $349,900 | 1,304 | 40.4% |
| 918 HIGHLAND BLVD | 2026-04 | $331,275 | 1,054 | 36.0% |
| 132 HICKMAN AVE | 2026-04 | $295,000 | 1,226 | 43.9% |
| 15 OXFORD AVE | 2025-09 | $315,000 | 1,270 | 48.4% |
| 111 WESTMINSTER AVE | 2025-12 | $242,000 | 1,280 | 34.3% |
| 111 WESTMINSTER AVE | 2025-03 | $140,000 | 1,280 | 59.4% |
| 15 N LANE AVE | 2025-01 | $329,000 | 1,381 | 37.1% |
| 803 MORRIS ST | 2025-10 | $232,000 | 1,276 | 46.7% |
| 934 MERCER ST | 2025-12 | $261,000 | 1,618 | 47.1% |
| 827 BERGEN ST | 2025-11 | $160,000 | 1,196 | 74.4% |
| 813 CUMBERLAND ST | 2025-05 | $230,000 | 1,230 | 55.5% |
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