Property taxes are one of the first things buyers ask about in Cherry Hill, and one of the biggest line items for homeowners. "Cherry Hill NJ taxes" and "Cherry Hill NJ real estate taxes" are searched hundreds of times every month, so let's clear it up. I'm Jerry Mac with Keller Williams Realty, and here's a plain-English guide to how Cherry Hill property taxes work, what you'll likely pay, and how to keep your bill in check.

Cherry Hill's Property Tax Rate

According to the New Jersey Division of Taxation, Cherry Hill Township's 2025 general tax rate was 4.348. That means $4.348 for every $100 of assessed value. The state also publishes an effective tax rate, which compares towns as if every home were assessed at full market value. For Cherry Hill in 2025, that was about 2.598%.

Why two numbers? Cherry Hill's assessments aren't at 100% of today's market value, so the general rate is higher than what you actually pay compared to your home's real worth. The effective rate is the better number for comparing Cherry Hill to other towns. The general rate is the one used to figure your bill.

How to Estimate a Cherry Hill Tax Bill

The formula is simple:

Assessed value x general tax rate / 100 = yearly property tax

For example, a home assessed at $250,000:

$250,000 x 4.348 / 100 = about $10,870 a year, or roughly $906 a month.

You can look up any home's assessed value and past tax bills through the Camden County and New Jersey property records sites, or just ask me and I'll pull it for you.

Where Your Tax Money Goes

Your Cherry Hill tax bill is split among three main groups: the Cherry Hill public school district, Camden County, and the township itself, which covers services like police, public works and parks. Cherry Hill Township publishes a yearly tax bill breakdown on its website if you want to see the exact split.

When Are Cherry Hill Property Taxes Due?

Like most New Jersey towns, Cherry Hill bills property taxes quarterly, due February 1, May 1, August 1 and November 1, with a short grace period. Many homeowners pay through their mortgage escrow, so the lender pays the bill for them.

Ways to Lower or Manage Your Tax Bill

  • Check your assessment. If your home is assessed higher than it could sell for, you may have grounds for a tax appeal with the Camden County Board of Taxation. The filing deadline is usually April 1. I can help with a free market analysis to see if an appeal makes sense.
  • ANCHOR property tax relief. Many New Jersey homeowners qualify for an ANCHOR benefit based on income.
  • Senior programs. Homeowners 65 and older may qualify for the Senior Freeze (Property Tax Reimbursement) and the newer Stay NJ program, depending on income and other rules.
  • Veterans and disabled veterans. Eligible veterans can receive a yearly deduction, and some totally disabled veterans qualify for a full exemption.

Eligibility rules and dollar amounts change, so check the New Jersey Division of Taxation website for the latest before you apply. For more on appeals and relief programs across the county, see my Camden County NJ property taxes guide.

Tips for Cherry Hill Home Buyers

  • Look at the actual tax bill, not an average. Two homes with the same price can have very different taxes, depending on their assessments.
  • Build taxes into your budget. Your lender will add taxes to your monthly payment. I work with trusted local lenders who can show you the full monthly number before you make an offer.
  • Taxes are prorated at closing. Your attorney or title company splits the current quarter's taxes between buyer and seller based on the closing date.
  • Ask about additions or improvements. A new addition or major renovation can lead to an added assessment, which raises the bill.

Frequently Asked Questions

What is the property tax rate in Cherry Hill, NJ?

Cherry Hill's 2025 general tax rate was 4.348 per $100 of assessed value. Its effective tax rate, which compares towns at full market value, was about 2.6%.

Why are Cherry Hill taxes so high?

New Jersey relies heavily on local property taxes to pay for public schools, county government and town services. Cherry Hill's taxes are in line with many nearby suburban towns.

Do property taxes go up when you buy a house in NJ?

In general, New Jersey doesn't reassess a home just because it sold. Your bill is based on the existing assessment and the yearly tax rate, though a town-wide revaluation or new improvements can change it.

Buying or Selling in Cherry Hill?

Whether you're comparing homes or wondering if your assessment is fair, I'm happy to help. If you own a home, get a free home value estimate here. Thinking about a move? Read Is Cherry Hill, NJ a Good Place to Live?

Call or text Jerry Mac at 856-220-1874, email jerrymachomes@gmail.com, or visit www.southjerseyrealty.com.

Jerry Mac, Keller Williams Realty. Tax rates are from the NJ Division of Taxation's 2025 general tax rate table and change every year. This article is general information, not tax or legal advice. Equal Housing Opportunity.