Where Cherry Hill Sits
Cherry Hill Township sits in Camden County, New Jersey, directly across the Delaware River from Philadelphia. That distinction matters because the name isn’t unique to New Jersey, and it’s easy for a search or a copied template to cross wires with another place sharing it. This page covers the New Jersey township: Camden County, ZIP codes including 08002, 08003, and 08034.
The township’s population runs about 76,725, with a median household income near $114,012, per the U.S. Census Bureau’s American Community Survey. The commercial anchor most people picture opened on October 11, 1961 at a cost of roughly $30 million, about $330 million today, and was at the time the first fully enclosed shopping center on the East Coast, according to the Philadelphia Inquirer.
Is this the Cherry Hill in New Jersey?Yes, if the ZIP code starts with 080 and the county is Camden. This page does not cover any other U.S. place sharing the name.
Current Market Snapshot
The 08003 zip runs to a $528,000 median with roughly 40 days on market, above the township-wide figure, according to the Scott Kompa Group’s April 2026 market update, which draws on MLS, Redfin, Movoto, and Homes.com data.
A township-wide median blends very different housing stock, so on its own it says almost nothing about what a specific street is worth. That’s the job of the next section.
What’s the fastest-selling price band right now?Sub-$500,000 listings priced to their comp set, based on April 2026 MLS-sourced data for the township.
Neighborhoods by Price and Commute
| Neighborhood | Typical price tier | Commute (PATCO/car to Center City Philadelphia) | Best-fit buyer |
|---|---|---|---|
| Woodcrest | Townhomes and condos, around $350,000 | Adjacent to Woodcrest PATCO station, 15 to 20 minutes by rail | First-time buyers, downsizers |
| Downs Farm | Split-levels, around $430,000 | 20 to 30 minutes by car | Move-up families |
| Barclay Farm | Colonials, $600,000 and up | Near PATCO access, 15 to 20 minutes by rail | Established families |
| Springdale | Larger estates, $800,000 and up | 20 to 30 minutes by car | Move-up and luxury buyers |
Price tiers per the Scott Kompa Group, April 2026. The spread between Woodcrest and Springdale runs roughly $450,000, the clearest evidence that a township median is a starting point, not a valuation. New supply is also arriving at the affordable end: Park Village at Garden State Park, a 76-unit, $24 million age-55-and-over development, is targeting completion in February 2026, according to its developer, the Michaels Organization.
What It Costs to Own Here
| Item | Figure |
|---|---|
| Cherry Hill Twp. general tax rate (2025) | 4.348 per $100 assessed value |
| Cherry Hill Twp. effective tax rate (2025) | 2.598% of true value |
| Estimated annual tax on a $475,000 home | About $12,340 |
Figures from the NJ Division of Taxation’s 2025 general tax rate table; the annual-tax estimate is a simple calculation ($475,000 × 2.598%). New Jersey’s property taxes run high relative to most states, and this is the line item a relocating buyer tends to underestimate; price it into an affordability calculation before writing an offer.
New Jersey also closes differently than most states. Once a realtor-prepared contract is signed by both sides, it isn’t binding yet: either party’s attorney has three business days, weekends and legal holidays excluded, to review, modify, or cancel it under the state’s attorney-review regulation, N.J.A.C. 11:5-6.2, as explained by Scura Law. Buyers moving from New York, where attorneys negotiate before signing, often assume the signed contract is final; here it’s closer to an opening position.
How much extra does property tax add to a $475,000 home here?About $12,340 a year at the state’s published 2.598% effective rate, before any exemptions.
Schools
| School | Level | GreatSchools rating | Notes |
|---|---|---|---|
| Cherry Hill High School East | 9–12 | 8/10 | Enrollment 2,076; largest of the district’s three high schools |
| Cherry Hill High School West | 9–12 | 5/10 | Enrollment 1,364 |
| Henry C. Beck Middle School | 6–8 | 7/10 | |
| John A. Carusi Middle School | 6–8 | 4/10 |
Ratings from GreatSchools.org. The four-point spread between East and West, and the wider one between Beck and Carusi, is the detail a household choosing between two similarly priced streets actually needs; a school’s name alone doesn’t convey it. Attendance zones shift, so verify the assigned school for a specific address directly with Cherry Hill Public Schools.
For Buyers
Once attorney review opens, price, repairs, and closing date are still negotiable, not fixed. Home inspections are limited under the standard NJ contract to major structural, mechanical, fire, and safety defects, reported within five business days of the end of attorney review; anything outside that scope typically has to be raised earlier, during the review window itself.
What surprises out-of-state buyers about closing here?That the signed contract isn’t final. New Jersey’s three-day attorney-review period, which follows signing rather than preceding it, is where the real negotiation happens.
For Sellers
Pricing to the actual comp set, not the township median, is what produces sales in the 17-to-44-day range at close to full list price described above. A home listed above its comp range tends to net less in the end than one priced correctly from day one, once the extra weeks of carrying costs are added in.
For Investors
Average apartment rent across Cherry Hill is $2,186 a month, ranging from $1,598 for a studio to $3,078 for a three-bedroom, per Yardi Matrix data compiled through RentCafe in February 2026. About 23% of Cherry Hill households rent rather than own, per the same source, a smaller renter pool than many comparable Philadelphia-suburb markets. No landlord-specific yield or cap-rate data with a clean public source turned up in this research; that’s a real gap, not a rounding error, and it belongs on an investor’s own research list rather than in an estimate here.
Is Cherry Hill a good rental market for investors?Rents are stable and mid-range for the Philadelphia suburbs, but publicly available cap-rate data specific to this market doesn’t exist; underwrite from actual comps, not a township average.
Common Mistakes
- Comparing list price alone across states. A $475,000 home here carries roughly $12,340 a year in property tax before any state-to-state comparison is fair.
- Assuming the signed contract is the final word. It becomes binding only after the three-day attorney-review window closes.
- Anchoring to the $450,000-to-$499,000 township figure for a specific street. The Woodcrest-to-Springdale spread alone is about $450,000.
- Picking one tax-rate source and stopping there. The state figure and a popular estimator disagree by 60%; the assessor’s office settles it for a specific address.
Limitations of This Data
Price and days-on-market figures reflect April 2026; tax rates reflect the 2025 published table. Re-verify both against a live MLS pull or the township assessor before relying on them for an actual transaction. School attendance zones and ratings change from year to year.
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