The Fair Share Report
504 Middlesex St
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 $156,393 – $248,654, from 12 comparable Gloucester City sales in the past 18 months, at this home's 1,696 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 $226,244 home should be assessed near $128,507.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $3,693 above what the ratio math suggests (2.9%).
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%90%
A touch high — worth watching
This home's ratio sits above most of Gloucester City, but doesn't clear NJ's legal appeal line (65.32%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 514 MIDDLESEX ST | 2025-06 | $251,000 | 1,712 | 37.7% |
| 315 CUMBERLAND ST | 2025-09 | $265,000 | 1,728 | 32.9% |
| 323 MARKET ST | 2026-01 | $140,000 | 1,920 | 58.7% |
| 236 N BROADWAY | 2025-08 | $150,000 | 1,920 | 60.3% |
| 12 S KING ST | 2025-02 | $225,000 | 1,538 | 38.2% |
| 308 MARKET ST | 2025-09 | $255,000 | 1,591 | 32.4% |
| 315 HUNTER ST | 2025-10 | $204,900 | 1,536 | 44.4% |
| 424 HUNTER ST | 2026-04 | $236,000 | 1,550 | 34.5% |
| 124 N BROADWAY | 2026-02 | $235,900 | 1,952 | 37.0% |
| 124 N BROADWAY | 2025-11 | $180,000 | 1,952 | 48.4% |
| 846 CUMBERLAND ST | 2025-10 | $155,000 | 1,408 | 56.3% |
| 846 CUMBERLAND ST | 2025-06 | $137,500 | 1,408 | 63.5% |
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