Blackwood, NJ (08012) Real Estate Guide: Two Towns, One ZIP Code

Where 08012 Sits

The 08012 ZIP code covers two unincorporated places in two different counties. Blackwood is a census-designated place inside Gloucester Township, Camden County. Turnersville, which shares the same ZIP, sits inside Washington Township, Gloucester County, confirmed directly on Washington Township’s community information page. That one fact decides which school district, which county tax board, and which police department a buyer answers to. Gloucester Premium Outlets, on Black Horse Pike in Blackwood, is the retail anchor both halves of the ZIP share.

Is all of 08012 actually Blackwood? No. Roughly the Camden County half is Blackwood, in Gloucester Township; roughly the Gloucester County half is Turnersville, in Washington Township. Same ZIP code, different municipal government, different county.

Market Snapshot: What’s Actually Selling

Sources: Redfin, Movoto. The $105,000 gap between rows is two different geographies reported under one ZIP code, which is why “the median price in 08012” alone is not a safe number to quote.

Other aggregators publish figures in between: Realtytrac lists a 08012 median sale price of $374,900; Coldwell Banker lists a Blackwood-specific median list price of $315,000. None of these separate the CDP from the ZIP, which likely explains part of the spread.

How Many People Live Here

Blackwood CDP had 4,622 residents at the 2020 Census, per Gloucester Township’s own community listing. Turnersville CDP, the other half of the ZIP, had 3,594, per an independent Census-sourced profile. Combined, the two named places account for roughly 8,200 residents, not counting any unincorporated pockets inside 08012 that belong to neither CDP.

Why do population figures for Blackwood vary? Sources mix up the small CDP with the much larger ZIP code, and some use Census vintages a decade apart. The 2020 Census figure for the Blackwood CDP itself is 4,622.

Schools by Address

Gloucester Township Public Schools runs the K–8 side for the Blackwood half of the ZIP: Blackwood Elementary and Gloucester Township Elementary (222 students, 2024–25) feed into Glen Landing Middle School. High school is where address matters most: Gloucester Township students split across three regional high schools strictly by home address.

Source: Gloucester Township Public Schools. Turnersville children, on the other side of the ZIP, attend Washington Township’s own K–12 system, a separate district entirely.

Which schools are my kids zoned for? It depends which side of the ZIP the address sits on. Blackwood addresses feed Gloucester Township’s K–8 schools and one of three Black Horse Pike Regional high schools by home address; Turnersville addresses feed Washington Township’s own district.

Property Taxes: Same ZIP, Two Bills

Gloucester Township’s average 2025 residential tax bill was $7,923, on an average assessed value of $189,604, up $150 from the year before, according to state Department of Community Affairs data reported by Patch. Gloucester County’s median residential tax bill, covering the Turnersville side, runs $7,097, per county assessment data compiled by Ownwell. These are not directly comparable line for line: one is an average, the other a median. The roughly $800 gap, and the fact that appeals go to two separate county tax boards, is the real point.

Why do property tax bills for the same ZIP code differ? They’re billed by two different counties. Camden County and Gloucester County each run a separate tax board, assessor, and appeal calendar.

Commute and Transit

Source: Data USA, Census ACS. The commute here sits slightly under the national average, a modest but real figure worth more than a single resident’s rush-hour story about Black Horse Pike.

Safety: What’s Published and What Isn’t

A precise, current, agency-level crime count for Gloucester Township is not published anywhere with a public link; the New Jersey State Police’s current-crime-data page currently offers only a 2024 first-quarter spreadsheet. The best available proxy is county-level: Camden County reported total crime down 13% and violent crime down 12% in the first half of 2025 compared with the same period in 2024, per FBI-sourced reporting. Anyone who needs a property-specific number should file a records request with the Gloucester Township Police Department’s Records Unit.

For Investors

Median gross rent in the Blackwood CDP was $1,415 per month in 2024, per Census ACS figures compiled at city-data.com. Against the Redfin-reported $390,000 median sold price, that works out to a rough gross yield near 4.4% a year, before taxes, insurance, vacancy, or maintenance. Data USA’s homeownership figures also run above the national average here, which typically points to a thinner rental pool than a comparably sized, renter-heavy suburb.

Is Blackwood a good rental investment? The rough gross yield is around 4.4%, before expenses, in a market that leans owner-occupied rather than renter-heavy, a different setup than a majority-rental ZIP code and one that changes the math for a buy-and-hold investor.

Buying and Selling Considerations for This Market

Before writing an offer, confirm the exact municipality, county, and school district an address falls under directly with the seller’s agent or a title search; a listing labeled “Blackwood” is not proof of it. For pricing research, weight sold data over list data wherever possible: the $105,000 gap in the table above came entirely from mixing a sold-price CDP figure with a list-price ZIP-wide figure. Sellers working from ZIP-wide comparables from a national portal should ask their agent to re-run comparables restricted to the Blackwood CDP boundary specifically, since the wider figure will understate a Blackwood-specific listing.