ERIC KELLEY

REALTOR | ATTORNEY

Moving to South Jersey from Philadelphia:

What Homebuyers Need to Know in 2026

Summary

For many Philadelphia-area buyers, crossing the river into South Jersey is no longer just a backup plan — it’s a strategic choice. In 2026, New Jersey suburbs like Cherry Hill, Haddonfield, Moorestown, and Mount Laurel offer a powerful combination of strong schools, attractive neighborhoods, and, in many cases, more house for the money than comparable Pennsylvania locations.

But New Jersey is a different legal, tax, and housing market than Pennsylvania. Buyers who move without understanding those differences often get blindsided by costs, rules, and long-term financial implications. This guide walks through everything families and professionals need to know before making the move.

 

Table of Contents

  1. Why Buyers Are Choosing South Jersey

  2. Comparing South Jersey to the Philly Suburbs

  3. Taxes: The Biggest Shock for New Buyers

  4. School Districts and Neighborhoods That Matter

  5. What Homes Cost in 2026

  6. Commute and Lifestyle Trade-Offs

  7. New Jersey’s Legal and Contract Differences

  8. Who Should (and Shouldn’t) Move to NJ

  9. A Smart Cross-River Buying Strategy

 

1. Why Buyers Are Choosing South Jersey

South Jersey has quietly become one of the strongest family and move-up markets in the region. As prices in the Main Line and Chester County climbed, buyers started looking east.

They discovered:

  • Strong public school systems

  • Beautiful, established neighborhoods

  • Easier access to Center City Philadelphia

  • And, in many towns, better housing value

In places like Cherry Hill and Haddonfield, a buyer’s $700,000–$900,000 budget often buys a larger, newer, or better-located home than it would in many Pennsylvania suburbs.

 

2. Comparing South Jersey to the Philly Suburbs

South Jersey towns feel suburban in the same way as the Main Line and Bucks County, but with important differences.

South Jersey offers:

  • More traditional subdivisions

  • Larger lot sizes

  • Lower purchase prices in many neighborhoods

Pennsylvania suburbs often offer:

  • Older, more walkable town centers

  • Historic housing stock

  • Stronger brand recognition

Neither is better universally — it depends on lifestyle and finances.

 

3. Taxes: The Biggest Shock for New Buyers

New Jersey’s property taxes are among the highest in the country.

A home priced at $750,000 may carry:

  • $15,000 to $25,000 in annual taxes

That can add $1,200–$2,000 per month to the true cost of ownership.

Many buyers mistakenly focus on the purchase price and ignore the tax bill — a costly mistake.

 

4. School Districts and Neighborhoods That Matter

South Jersey has several top-tier districts, including:

  • Haddonfield

  • Moorestown

  • Cherry Hill East & West

  • Voorhees (Eastern Regional)

Homes in these districts command premiums, just like in Pennsylvania. Buyers relocating should treat school boundaries as a major financial factor.

 

5. What Homes Cost in 2026

In 2026, typical pricing looks like:

  • Cherry Hill: $500,000–$900,000

  • Haddonfield: $800,000–$1.5M

  • Moorestown: $700,000–$1.2M

  • Mount Laurel & Marlton: $450,000–$800,000

Compared to similar school districts in PA, many NJ towns offer better house size for the money — but higher taxes offset that.

 

6. Commute and Lifestyle Trade-Offs

South Jersey commuters often rely on:

  • PATCO to Center City

  • Routes 70, 73, and 295

  • The Ben Franklin, Walt Whitman, or Commodore Barry bridges

Travel time can be fast — but bridge traffic and tolls are part of daily life.

 

7. New Jersey’s Legal and Contract Differences

New Jersey real estate works differently than Pennsylvania.

Key differences:

  • Attorney review period

  • Different inspection timelines

  • Different escrow rules

  • Different contract standards

Buyers used to Pennsylvania transactions should be prepared for a different process.

 

8. Who Should (and Shouldn’t) Move to NJ

South Jersey is ideal for:

  • Families seeking strong schools

  • Buyers wanting more space

  • Philly commuters

It may not suit:

  • Those who hate high taxes

  • Buyers who prefer walkable town centers

  • People working in western suburbs

 

9. A Smart Cross-River Buying Strategy

Successful NJ buyers:

  • Budget for taxes

  • Choose school districts carefully

  • Understand the legal process

  • Compare long-term costs, not just price

South Jersey can be an outstanding place to live — if you go in with eyes open.

 

By Eric Kelley, Philadelphia Suburbs Realtor & Attorney