The Fair Share Report
5 Springdale Dr
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.
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Step 1 · Market value
Likely range $270,684 – $406,834, 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 $297,981 home should be assessed near $169,253.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $18,947 above what the ratio math suggests (11.2%).
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%75%
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 |
|---|---|---|---|---|
| 14 SPRINGDALE DRIVE | 2025-09 | $460,000 | 2,196 | 38.3% |
| 1100 STATION AVE | 2025-01 | $390,000 | 2,007 | 45.4% |
| 831 POWELL ST | 2025-01 | $260,000 | 1,944 | 64.9% |
| 110 MIDDLESEX ST | 2025-02 | $245,000 | 1,728 | 44.2% |
| 830 POWELL ST | 2025-10 | $342,000 | 2,244 | 54.2% |
| 417 RIDGEWAY ST | 2025-07 | $85,000 | 2,064 | 120.3% |
| 844 CUMBERLAND ST | 2025-06 | $310,000 | 2,080 | 36.9% |
| 429 WALNUT AVE | 2025-02 | $300,000 | 2,080 | 55.5% |
| 858 MARKET ST | 2025-05 | $247,500 | 2,094 | 40.4% |
| 232 N BROADWAY | 2026-01 | $234,900 | 2,108 | 31.5% |
| 58 SWARTHMORE AVE | 2025-06 | $350,000 | 2,022 | 52.7% |
| 21 PRINCETON AVE | 2025-07 | $315,000 | 2,012 | 54.9% |
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