Two homes can sell for the exact same price and have monthly payments that are hundreds of dollars apart. The reason is almost always the property tax bill. I'm Jerry Mac, and in 23 years selling homes in South Jersey, taxes are one of the first things buyers ask me about, especially people moving over from Philadelphia or from out of state.
New Jersey has some of the highest property taxes in the country, and South Jersey is no exception. A study by the Tax Foundation ranked Camden County No. 2 and Gloucester County No. 6 among all U.S. counties for effective property tax rates (2023 data). But it's a mistake to paint the whole region with one brush. The tax rate in one town can be very different from the town next door. Here's what I tell my buyers and sellers.
How to figure your property tax: use the effective rate
Every town sets a "general tax rate," but you can't compare those from town to town, because towns assess homes differently. Some assess close to market value and some assess far below it. The number I use is the effective tax rate. It's what the state calculates as the tax you actually pay compared with what the home is really worth.
Quick math: Home price x effective tax rate = a good estimate of your yearly property tax. Divide by 12 to see what it adds to your monthly payment.
2025 effective tax rates in the towns I work in
Here are the state's official 2025 effective rates for the seven towns where I do most of my business, lowest to highest. The last column shows what that rate would mean on a $500,000 home.
| Town | County | 2025 effective rate | Yearly tax on a $500,000 home |
|---|---|---|---|
| Moorestown | Burlington | 1.842% | about $9,210 |
| Mount Laurel | Burlington | 2.017% | about $10,085 |
| Cinnaminson | Burlington | 2.141% | about $10,705 |
| Marlton (Evesham Township) | Burlington | 2.288% | about $11,440 |
| Maple Shade | Burlington | 2.441% | about $12,205 |
| Cherry Hill | Camden | 2.598% | about $12,990 |
| Voorhees | Camden | 2.765% | about $13,825 |
Look at the gap between the top and the bottom. On the same $500,000 home, Voorhees comes out roughly $385 a month higher than Moorestown in taxes alone. That's real money in your monthly budget.
Why a low rate doesn't always mean a low bill
This one surprises people. Moorestown has the lowest effective rate of the seven towns above, yet it has one of the biggest average tax bills in South Jersey at about $13,076 in 2025, according to state data reported by 70and73.com. That's because homes in Moorestown are worth more, so a lower rate still produces a bigger bill. Haddonfield, in Camden County, had the highest average bill I saw in the area at $17,761.
The opposite is true in other towns. Maple Shade's average residential bill was about $6,415 in 2025, even though its rate is higher than Moorestown's, because the homes there tend to be smaller and priced lower. For comparison, the statewide average bill was about $10,570. Voorhees came in around $11,723, Cherry Hill around $9,874 and Evesham around $9,431.
So when you shop, look at both the rate and the actual tax bill on the specific house you're considering.
What county are you in?
Studies don't agree exactly, because each one measures a little differently, but here's the general picture:
- Camden County has the highest effective rates in New Jersey, with most studies landing somewhere between about 2.5% and 3.3%. Cherry Hill and Voorhees are here. I wrote more about it here: Camden County NJ Property Taxes 2026 and Cherry Hill NJ Property Taxes Explained.
- Burlington County is generally lower, about 2.3% to 2.6% depending on the study. Moorestown, Mount Laurel, Cinnaminson, Maple Shade and Marlton are all in Burlington County. The county itself reported the lowest average county tax in the entire state again in 2025.
- Gloucester County usually falls around 2.4% to 2.8%, with entry prices lower than the other two counties.
Where your tax dollars go
Across New Jersey, about 52 cents of every property tax dollar goes to local and regional schools, about 30 cents to your town and about 18 cents to the county. In many South Jersey towns the school share is higher than that. In Moorestown, Mount Laurel and Evesham, roughly two-thirds of the bill goes to the schools. In Cherry Hill it's about 62%. In Voorhees it's right at the state average.
The trade-off: taxes and what you get for them
It's easy to look at a high tax bill and see only the negative. But in South Jersey, high taxes are usually tied to strong public schools, well-run town services, parks and police and fire coverage. Those are the things many buyers are really paying for. That doesn't mean a higher tax bill is automatically a better deal. It means you should know what you're getting for it.
Here's my advice: always look at the whole monthly payment, which is principal, interest, taxes and insurance. A $550,000 house in a lower-tax town can cost you less each month than a $500,000 house in a higher-tax town. I run these numbers for my buyers before they ever write an offer.
4 things to check before you make an offer
- Ask about the last revaluation. If a town hasn't reassessed in many years, bills can jump when it finally does. I can look up the town's history for you.
- Look at the actual tax bill, not just the listing. Pull the current taxes, and look at the last few years to see how steady they've been.
- Know the relief programs. New Jersey's ANCHOR program gives eligible homeowners (income up to $250,000) up to $1,500 in property tax relief, and there are also the Senior Freeze and Stay NJ programs for older homeowners. For the 2025 tax year, the application deadline is November 2, 2026. If you're reading this after that date, check the state's ANCHOR page for the next filing window. Don't assume you'll get a letter. If you think you qualify, check.
- Remember you can appeal. In New Jersey, the deadline to appeal an assessment is usually April 1 (May 1 in a town that just did a revaluation). If your assessment is out of line with similar homes, it can be worth a look.
Frequently asked questions
Are South Jersey property taxes the highest in New Jersey?
Camden County has the highest effective rates in the state in most studies, and Gloucester County is near the top. Burlington County is generally lower. But it varies a lot from town to town, so always check the specific town and house.
Which town has the lowest property tax rate: Cherry Hill, Moorestown, Mount Laurel or Voorhees?
Of those, Moorestown had the lowest 2025 effective rate at 1.842%, followed by Mount Laurel at 2.017%. Cherry Hill was 2.598% and Voorhees was 2.765%. A lower rate doesn't always mean a lower bill, because home values are different in each town.
How do I estimate the property tax on a home?
Multiply the purchase price by the town's effective tax rate for a quick estimate. For a real number, look at the actual tax bill on the house. I can pull it for you.
Can I lower my property taxes in New Jersey?
You may qualify for ANCHOR, Senior Freeze or Stay NJ relief, and you can appeal your assessment by the deadline if it looks too high. There's no guarantee, so talk to a tax professional about your situation.
Thinking about buying or selling in Cherry Hill, Cinnaminson, Maple Shade, Mount Laurel, Voorhees, Marlton or Moorestown?
Taxes are just one piece of the puzzle, but they're a big one. If you'd like me to run the full monthly numbers on a house, or tell you honestly how your town compares, I'm happy to help. I'm also licensed in Pennsylvania, so if your move crosses the river, I can help with that too. Call or text me at 856-220-1874, visit www.southjerseyrealty.com or send me a message.
Jerry Mac | Keller Williams Realty | 856-220-1874
This is general information, not legal, tax or financial advice. Rates and bills change every year, and your actual tax depends on your home's assessment. Talk with a tax professional about your situation. Sources: NJ Division of Taxation, 2025 General Tax Rates, NJ Division of Taxation, 2025 Average Residential Statistics, 70and73.com on NJ DCA and Tax Foundation data, Burlington County, NJ ANCHOR program.