Cherry Hill Real Estate

How property tax works in Cherry Hill

In New Jersey, a property’s tax is its assessed value multiplied by the town’s general tax rate. In Cherry Hill, the Department of Assessment Services determines the market value of real estate for assessment purposes and handles deed transfers and exemption applications. The Tax Collector mails bills twice a year, and taxes are due quarterly on August 1, November 1, February 1 and May 1.

You can look up a tax account by name, address or block and lot through the township’s online inquiry portal, linked from the Tax Collector page. The Assessor’s office administers deductions for qualifying seniors, disabled homeowners and veterans, a full exemption for permanently disabled veterans, and a 5-year abatement program for certain home improvements. State programs such as ANCHOR, Senior Freeze (Property Tax Reimbursement) and Stay NJ are listed by the NJ Division of Taxation. Here’s what that means for you: check eligibility with the official offices rather than relying on a past owner’s bill.

Water and sewer

Cherry Hill does not have a single water provider. New Jersey American Water serves Cherry Hill, and the Merchantville-Pennsauken Water Commission is a separate regional utility that serves part of the township. Ask for the provider name on the property’s water bill, or confirm it with the utility.

For sewer, homes connect to the township’s local collection system, and the Camden County Municipal Utilities Authority (CCMUA) provides regional treatment. Cherry Hill bills residential sewer rent as an annual flat fee, due April 1, separate from property taxes. Qualifying seniors and disabled homeowners may be eligible for a sewer rent exemption through the Assessor’s office.

Resale certificates, zoning and permits

Cherry Hill requires a Certificate of Continued Occupancy before the resale of any single-family home. The township’s Property Maintenance Officer inspects exterior areas, including sidewalks, driveways, fences, trees, grading and drainage, exhaust vents and sump pump discharge. Some condominiums and townhomes are excluded; the township publishes a list. Separately, the Cherry Hill Fire Department issues the smoke alarm and carbon monoxide detector certificate for one- and two-family homes before closing.

For zoning and long-range land use, the township’s 2018 Master Plan is the guiding document, prepared through the Planning Board. If you are thinking about an addition or a change of use, Cathy can help you connect the pieces with the township’s Community Development staff and, where needed, an attorney or contractor from her network.

Getting around

PATCO’s Woodcrest station is at 200 Tindale Avenue, just off I-295. PATCO, a subsidiary of the Delaware River Port Authority, runs between Lindenwold and Center City Philadelphia, with Woodcrest one of its New Jersey stations. Woodcrest has free daily lots and preferred paid lots closer to the station; check PATCO’s station page for current parking details.

Access to transit, shopping and major roads can feel very different from one Cherry Hill neighborhood to another. Cathy suggests testing your actual commute and errands from each address you are considering.

What you will find in Cherry Hill

• Single-family homes
• Townhomes
• Condominiums
• Multi-family and investment properties
• Commercial properties for sale or lease

Buying in Cherry Hill

• Explore Cherry Hill neighborhood by neighborhood. Home styles, school assignments and access to roads, shopping and transit vary across the township.
• Water service depends on the address. New Jersey American Water serves Cherry Hill, and the Merchantville-Pennsauken Water Commission is a separate regional utility serving part of the township. Confirm the provider for the specific property.
• Cherry Hill bills residential sewer rent separately from property taxes, as an annual flat fee. Ask for the current sewer account status along with the tax status.
• If PATCO matters to you, look at the actual drive or walk to Woodcrest station, which sits at 200 Tindale Avenue just off I-295.

How the buying process works →

Selling in Cherry Hill

• Before a single-family resale can close, Cherry Hill requires a Certificate of Continued Occupancy. The Property Maintenance Officer inspects exterior areas such as sidewalks, driveways, fences, grading, drainage and sump pump discharge. Some condominiums and townhomes are excluded.
• One- and two-family homes also need a Certificate of Smoke Alarm and Carbon Monoxide Detector Compliance from the Cherry Hill Fire Department. The township asks sellers to request the inspection 3 to 4 weeks before settlement.
• Cathy helps sellers decide on presentation and pricing strategy, and coordinates with inspectors and contractors from her network when repairs come up.

What's my home worth? →

Before you buy in Cherry Hill: what to check

• Look up the property’s tax account and assessment through the township’s Tax Collector and Assessor pages.
• Confirm the water provider for the address: New Jersey American Water or the Merchantville-Pennsauken Water Commission.
• Ask about the sewer rent account, which the township bills separately from property taxes.
• Confirm school assignment for the address directly with the Cherry Hill Public Schools Registration Office.
• Ask the seller about the Certificate of Continued Occupancy and the smoke and CO alarm certificate timing.
• Ask whether past additions, decks or other improvements had permits and final inspections.
• Check the real drive or walk to PATCO’s Woodcrest station and the major roads you will use.

Nearby areas