Cherry Hill’s single-family inventory sits at 1.9 months—half the balanced-market benchmark—so bidding wars are common on updated ranches and colonials under $450K. Median days-on-market fell to 11 in April 2024, down from 18 a year earlier, while average sale-to-list ratio hit 102.8%. The sweet spot for first-time buyers is the cluster of 1950s brick ranches between Chapel Avenue and Haddonfield Road, where $300–$350K still buys 1,400 sq ft and a quarter-acre lot. Investors are targeting the same micro-market for $15K kitchen rehabs that yield $60K equity pops—NMHL’s FHA 203(k) Limited wraps purchase plus $35K renovation into one 3.5% down loan.

• Median Condo Price: $245,000 (up 7.4% YoY)
• Median Townhome: $315,000 (up 5.1% YoY)
• Luxury Segment: $750K+ moves at 4.2 months DOM, creating negotiation room

Property-tax appeals surged 18% last year; successful appeals lowered assessments by an average of $28K, saving owners $920 annually. NMHL clients receive a free Property Tax Appeal Kit at closing so they can fight inflated assessments the following year.

Entry Level ($250–$350K): Ashland and Woodcrest offer modest ranches within walking distance of the Woodcrest PATCO station; 22-minute ride to Center City. School scores hover 6-7/10, so families often refinance to a larger home in five years.

Mid-Range ($350–$500K): Barclay and Kingston Estates deliver 1,900 sq ft colonials, sidewalks for Halloween trick-or-treating, and access to Cherry Hill High School East—ranked in New Jersey’s top 15% for AP participation. Expect multiple-offer scenarios; our clients win by pairing NMHL Priority Approval with 2% earnest-money deposits.

Move-Up ($500–$750K): Greentree and Golden Triangle feature 3,200 sq ft newer builds, 0.35-acre lots, and easy access to Route 70 retail corridor. Homes here appreciate 1.4× township average; we recommend 15-year fixed products to maximize equity build-up.

Luxury ($750K+): North of Springdale Road and along Cooper River you’ll find custom builds on ¾-acre wooded lots with low township density zoning. Jumbo loans to $2.5 million, 10% down with no PMI through our NMHL Premier Jumbo program.

Cherry Hill’s 2023 equalized tax rate is 3.292%, one of the highest in South Jersey—but the effective rate drops when you factor in the township’s generous homestead programs. Owner-occupied homes receive a $250 annual credit on the solid-waste portion, and seniors 65+ with income under $89,013 can collect a $1,320 property-tax deduction through the Property Tax Reimbursement (“Freeze”) program.

Assessment ratio stands at 100.08% of fair market, so if you bought below the assessor’s figure, file an appeal within 45 days of the May 1 assessment mailing. NMHL partners with a local tax-law firm that charges 50% of first-year savings only if they win—our buyers average a $1,080 annual reduction.

When we pre-approve you, we quote taxes using the assessed value, not the purchase price, so your monthly escrow won’t jump after closing. On a $400K assessment that’s roughly $1,097/mo; we add 2% yearly cushion so you’re never short.

Public schools here operate as one K-12 district with two high schools—East and West. East (ZIP 08003) feeds from Barclay, Kingston, and Greentree, producing average SAT scores of 1220 and sending 92% of graduates to four-year colleges. Homes zoned for East command a 9–11% price premium over comparable West-zoned inventory, according to Camden County MLS data.

If private school is in your plans, consider neighborhoods south of Route 70 (e.g., Springdale Acres) where public rankings are lower but you can buy 20% more house for the dollar—then redirect property-tax savings toward tuition. From a strict investment lens, stick to East feeder zones; average resale time is 18 days versus 34 for West.

NMHL’s underwriters don’t penalize you for lower school scores when qualifying; we focus on your income, credit, and debt ratio, so pick the neighborhood that fits your family’s education strategy, not the lender’s map.

Forget the 20% myth. In Cherry Hill last year, 62% of first-time buyers put down less than 6%. Here’s how you can join them:

• NJ First Generation: $15K forgivable after five years if neither you nor your parents have owned in three years. Combine with FHA 3.5% down—total cash from buyer often under $10K.
• Camden County Settlement Assistance: $10K at 0% interest, recorded as a soft second lien due on sale or refinance. Can be stacked with NJ First Gen.
• NJHMFA Smart Start: $10K forgivable second mortgage for police, fire, teachers, and EMTs working in Camden County.
• NMHL Community Boost: 1% down, 2% grant from us, no PMI, 620 score minimum. Perfect for condos near Garden State Park.
• Veterans: 0% down, no monthly PMI, and we’ll roll the VA funding fee into the loan so you can keep savings invested.

We track municipality-specific funds weekly; when Cherry Hill’s CDBG allotment opens each July, we reserve the first five slots for pre-approved clients—usually covers another $5K in closing costs.

We’re not another internet lender drop-shipping your file to a faceless warehouse. Every Cherry Hill loan is processed, underwritten, and closed in our Marlton office—11 miles away—so when the listing agent calls at 8 p.m. to ask if your appraisal is in, we answer with real-time data, not a ticket number.

Credit Flexibility: Our in-house CreditLift team has helped 1,200+ local clients raise scores an average of 62 points in 120 days using rapid re-score and authorized-user tradelines. We’ve approved FHA loans with 580 scores and two years after Chapter 7 discharge.

Self-Employed Friendly: 12-month bank-statement programs, 109-only options, and DSCR investor loans that qualify the property’s cash flow, not your tax returns.

Speed Wins: Average 21-day close beats big-bank timelines by two weeks; we’ve rescued nine Cherry Hill deals this spring when other lenders missed the financing contingency.

Local Market Intel: We prep appraisers with six recent comps from your Cherry Hill micro-market, eliminating low-ball valuations that kill deals. Last quarter, our average appraisal came in at 99.4% of contract versus 96.1% for non-local lenders.

Ready to see what you qualify for? Apply online in 10 minutes or call (856) 555-NMHL to speak with a Cherry Hill mortgage strategist today.