The Fair Share Report
838 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 $299,961 – $360,912, 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 $325,817 home should be assessed near $185,064.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $17,936 above what the ratio math suggests (9.7%).
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%73%
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 |
|---|---|---|---|---|
| 840 CUMBERLAND ST | 2025-08 | $385,000 | 2,464 | 40.4% |
| 218 SOMERSET ST | 2025-12 | $235,000 | 2,378 | 49.2% |
| 219 ORLANDO AVE | 2026-01 | $294,500 | 2,156 | 55.9% |
| 429 WALNUT AVE | 2025-02 | $300,000 | 2,080 | 55.5% |
| 714 HUNTER ST | 2025-07 | $315,000 | 2,319 | 34.6% |
| 101 N BROWN ST | 2026-02 | $313,000 | 2,316 | 46.3% |
| 909 HIGHLAND BLVD | 2026-06 | $315,000 | 2,282 | 45.6% |
| 844 CUMBERLAND ST | 2025-06 | $310,000 | 2,080 | 36.9% |
| 201-203 POWELL ST | 2025-06 | $95,000 | 2,255 | 122.8% |
| 21 PRINCETON AVE | 2025-07 | $315,000 | 2,012 | 54.9% |
| 6 PARK AVE | 2025-06 | $265,000 | 1,400 | 54.4% |
| 305 ROSALIND AVE | 2025-04 | $310,000 | 1,820 | 53.7% |
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