The Fair Share Report
807 Middlesex St
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 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 $200,702 – $277,322, 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 $248,985 home should be assessed near $141,423.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $26,823 below what the ratio math suggests (19.0%).
Step 4 · The tax rate — same for every Gloucester City home
$1.323 Schools · 25% $0.921 County · 17% $3.048 Town · 58%
This home's own bill implies $5.075 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Gloucester City sale · assessed ÷ market
26%71%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 81 N LANE AVE | 2025-05 | $290,000 | 1,570 | 40.4% |
| 838 MONMOUTH ST | 2025-02 | $250,000 | 1,556 | 50.0% |
| 911 GAUNT ST | 2025-06 | $275,000 | 1,482 | 42.5% |
| 900 MONMOUTH ST | 2025-11 | $175,000 | 1,571 | 61.1% |
| 212 MIDDLESEX ST | 2025-05 | $210,000 | 1,446 | 39.7% |
| 934 MERCER ST | 2025-12 | $261,000 | 1,618 | 47.1% |
| 15 N LANE AVE | 2025-01 | $329,000 | 1,381 | 37.1% |
| 4 BARNARD AVE | 2025-03 | $309,000 | 1,578 | 36.6% |
| 406 SOMERSET ST | 2025-09 | $235,150 | 1,637 | 43.1% |
| 821 HUDSON ST | 2025-05 | $285,000 | 1,548 | 60.6% |
| 3 S HARLEY AVE | 2026-03 | $225,000 | 1,608 | 47.6% |
| 606 N BROWN ST | 2026-04 | $235,000 | 1,632 | 54.0% |
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