The Fair Share Report
49 Clover 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 $450,324 – $494,839, from 9 comparable Gloucester City sales in the past 18 months, at this home's 3,347 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 $486,306 home should be assessed near $276,222.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $72,022 below what the ratio math suggests (26.1%).
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 |
|---|---|---|---|---|
| 145 OXFORD AVE | 2025-06 | $370,000 | 2,750 | 52.4% |
| 336 SPRUCE AVE | 2025-07 | $417,000 | 2,870 | 36.0% |
| 840 CUMBERLAND ST | 2025-08 | $385,000 | 2,464 | 40.4% |
| 17 SWARTHMORE AVE | 2025-08 | $403,000 | 2,752 | 49.9% |
| 206 WESTON AVE | 2025-08 | $375,000 | 1,860 | 46.7% |
| 154 S BROADWAY | 2026-01 | $366,000 | 3,439 | 38.2% |
| 501 N JOHNSON BLVD | 2026-02 | $344,350 | 2,602 | 49.8% |
| 942 PAUL ST | 2025-09 | $398,000 | 2,692 | 42.3% |
| 429 WALNUT AVE | 2025-02 | $300,000 | 2,080 | 55.5% |
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