South Jersey Home Values by County: How Burlington, Camden, Gloucester, and Ocean Compare

Home values in South Jersey vary noticeably from county to county, and those differences shape everything from your down payment to your annual tax bill. In the most recent closings data, Ocean County leads the region with a median sale price around $478,000 to $480,000, followed by Burlington County at roughly $430,000, Gloucester County near $385,000, and Camden County close to $375,000. This guide compares the four counties on home values, property taxes, and selling pace, and explains what the numbers mean for homeowners and buyers this fall.

How Do Home Values Compare Across South Jersey Counties Right Now?

The table below pulls together the most recent county-level closings snapshots, based on June 2026 data published by South Jersey market trackers. A median is the midpoint of every home sold: half of all sales came in above it and half below, so it is a much better way to compare overall price levels than an average, which a handful of high-end sales can pull around.

Two things stand out. First, Ocean County is the region's most expensive market, driven by its Shore towns and active-adult communities. Second, the three mainland counties sit within a surprisingly narrow band of one another, roughly $375,000 to $430,000, even though they feel very different on the ground. That spread matters, because in dollar terms it is the difference between a comfortable starter budget and a more competitive stretch, and the difference shows up in your monthly payment long before it shows up in your address.

Why Is Burlington County Pricier Than Camden and Gloucester?

Burlington County's premium is mostly a story of schools, commute, and land. Towns like Moorestown, Mount Laurel, Medford, and the Lenape Regional district towns consistently rank among the most desirable school markets in South Jersey, and the county's position along the New Jersey Turnpike, Route 295, and the River Line gives residents direct access to Philadelphia and points north. Demand for that combination is what pushes prices up across the county's best-known towns.

Within Burlington County, prices spread widely. The Q2 2026 snapshot on the Regional Market Trends page shows Mount Laurel around a $377,000 median, Medford near $621,000, and Moorestown around $785,000 for its most active ZIP code. Camden County's overall median sits lower, but its premium ZIPs are another story: Cherry Hill 08003 posted a $610,000 median with a 102.6% sale-to-list ratio in the same data. County medians are averages of very different towns, which is exactly why guides like Living In Moorestown, Living In Cherry Hill, and Living In Mount Laurel are worth reading before you generalize about any of them.

How Do Property Taxes Really Compare Across the Counties?

New Jersey property taxes are the highest in the country, so the tax bill is a big part of the cost-of-ownership story, and it does not line up neatly with home prices. Using the effective-rate methodology applied to median-valued homes, Camden County's typical bill is about $8,063 on a roughly 3.08% effective rate, Gloucester's is around $7,964 at about 2.81%, and Burlington's is the lowest of the three at about $6,846 despite a similar headline rate near 3.07%. Burlington County also carries the lowest county-level levy in the state, roughly $1,270 per home.

In other words, Burlington's higher price tag is partly offset by comparatively lighter typical tax bills, which is the opposite of what many buyers assume. Your own bill depends on your municipality and your home's assessed value, and in some towns a $400,000 home can carry a higher bill than a $500,000 home a few miles away. That is exactly why the monthly cost of ownership, not the sticker price, is the number to compare across towns; the full line-by-line breakdown for a typical Burlington County home is in the real cost of homeownership guide.

What Does Your Money Actually Buy in Each County?

At the current average 30-year fixed rate of 7.03%, a 20% down payment on the median-priced home in each county produces a monthly principal and interest payment roughly like this: about $2,560 a month in Ocean County on a $480,000 home, about $2,295 in Burlington County on $430,000, about $2,055 in Gloucester County on $385,000, and about $2,000 in Camden County on $375,000. These are estimates for a standard 30-year fixed loan, before property taxes, insurance, and maintenance.

What the money buys differs too. In Burlington County, the mid-$400,000s typically opens the door to a three- or four-bedroom colonial in towns like Mount Laurel, Delran, or Cinnaminson, while Moorestown's premium inventory starts well above the county median. Across the border in Camden County, the same budget stretches further in most towns, though its signature school districts and PATCO-accessible neighborhoods command premiums of their own. The town comparison tool is a fast way to see how Moorestown, Mount Laurel, and Cherry Hill stack up side by side on price, taxes, and commute.

Where Are Homes Selling Fastest Right Now?

Speed is the other side of the market, and South Jersey homes are still selling fast almost everywhere. Median days on market in the June 2026 snapshot were about 13 in Gloucester County, 14 in Camden County, and 16 in Burlington County. A median of roughly two weeks means well-priced homes in good towns are still generating multiple offers, especially in the under-$500,000 range.

Inventory is loosening, which is good news for buyers. Active listings in Burlington County were up more than 20% year over year, and Gloucester County's active inventory rose about 14%, with roughly 573 homes on the market there in June. More choices means less pressure to overbid, but at 13 to 16 days on market you still need to be pre-approved and ready to move. Ocean County's pace data was not part of this snapshot, but its coastal market tends to slow noticeably after Labor Day.

What Does the Move Back Above 7% Mean for You?

Mortgage rates crossed back above 7% this week for the first time since January 2025. The average 30-year fixed rate hit 7.03% for the week ending September 24, 2026, according to Freddie Mac's Primary Mortgage Market Survey, up from 6.95% the week before. On the median-priced Burlington County home, that move adds roughly $20 a month at 20% down, a small change on its own but a reminder of the direction rates have been drifting through the fall.

For buyers, the practical takeaway has not changed: rates are driven by inflation data, employment reports, and global markets that no one can reliably predict, and waiting has real costs of its own, as the buy now or wait analysis shows in detail. For existing homeowners, the same logic runs in reverse: refinancing only makes sense when you can lock in a rate a point or more below your current one, so the move back above 7% mostly closes off that option unless your loan dates from the higher-rate period. The interest rate trends guide explains how to think about that window realistically.

What Should Homeowners Take Away From These Numbers?

Three things are worth remembering. First, county medians hide enormous town-level variety, so your home's value is driven by your specific neighborhood, not the county average; the ZIP-level figures on the Regional Market Trends page are a better starting point. Second, Burlington County's higher prices carry a tax-side silver lining, with the region's lowest typical bills and the state's lowest county-level levy, which matters if you are comparing total costs. Third, a 2.4% annual rise is a slow and steady market, not a boom, and the extra inventory this fall gives buyers more room than they have had in years.

If you are curious what any of this means for your own home, the most useful next step is a current estimate of your value. Bob prepares honest, no-pressure valuations for Burlington County homeowners, and you can see where your home fits in the bigger picture by calling 856.426.1522 or using the contact page.

Where Do These Numbers Come From?

This article relies on publicly available sources published this month: Freddie Mac's Primary Mortgage Market Survey for the 30-year rate; the June 2026 county market snapshots for Burlington, Camden, and Gloucester Counties; the Press of Atlantic City market report for Ocean County; and the Tax Foundation effective-rate data published by NJBIA for property taxes. Figures vary by source and housing type, and medians shift as the mix of homes sold changes, so treat them as direction-setting rather than a precise quote for any single home.