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Talk to a Specialist →Why Some Philadelphia Buyers Cross the River
South Jersey communities near Mt. Laurel and Delanco sit just across the Delaware River from Philadelphia, generally reached via I-295, the New Jersey Turnpike, or one of the river bridges — the Ben Franklin or Walt Whitman, depending on where in Philadelphia you're headed. Mt. Laurel is roughly a 30–40 minute drive from Center City in normal traffic, though bridge congestion at peak hours can extend that meaningfully — treat any specific commute estimate as approximate until you've driven it yourself at the times that matter to you.
Buyers cross the river for a mix of reasons: existing family or social ties in South Jersey, a specific community that caught their attention, or simply because they're comparing the whole metro rather than assuming Pennsylvania is automatically the better tax deal. It isn't always — the comparison depends heavily on your specific income mix.
The Communities on the New Jersey Side
The Renaissance Club: The Anchor
The Renaissance Club in Mt. Laurel is the established anchor of the South Jersey crossover market — roughly 500 homes with a long track record in the area.
The Rest of the Corridor
Four Seasons at Baymont Farms, a K. Hovnanian community, is generally placed in the Middletown area, though the exact municipality isn't entirely clear from available listings — confirm the specific location before assuming. Crossings at Delanco Station in Delanco rounds out the corridor's current lineup.
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New Jersey's Property Tax Reality Check
South Jersey's effective property tax rate runs roughly 2.1% in the Mt. Laurel and Delanco area (Burlington County), the highest of any corridor covered in this Philadelphia-area series. On a $500,000 home that's approximately $10,500 a year; on a $700,000 home, approximately $14,700 — noticeably more than any of the four Pennsylvania counties. New Jersey is well known nationally for carrying some of the highest property tax rates in the country, and this corridor is consistent with that reputation.
The Bigger Difference Is Income Tax, Not Just Property Tax
Unlike Pennsylvania, New Jersey does not exempt retirement income across the board. New Jersey offers more limited pension and retirement income exclusions that come with income caps, meaning higher-income retirees may owe state tax on retirement income that would be entirely tax-free just across the river in PA. This is often the more consequential number for retirees comparing the two states — run your specific income mix by a tax professional before assuming either state is cheaper overall.
What New Jersey Offers That Pennsylvania Doesn't
New Jersey Does Have Senior-Specific Relief — Confirm the Current Numbers
New Jersey runs its own senior property tax relief programs, distinct from PA's. The Senior Freeze (Property Tax Reimbursement) program can reimburse eligible seniors 65+ for property tax increases above a set base year, subject to income and residency requirements. The ANCHOR program provides a property tax rebate to homeowners and renters, with a larger benefit typically available to seniors. New Jersey has also introduced a newer program, Stay NJ, aimed at senior property tax relief. Income limits and rebate amounts change annually, so confirm current thresholds directly at nj.gov/treasury/taxation rather than relying on any specific dollar figure as fixed.
| County/Corridor | Eff. Rate | Tax — $500K Home/Yr | Tax — $700K Home/Yr |
|---|---|---|---|
| Montgomery, PA | ~1.7% | ~$8,500 | ~$11,900 |
| Bucks, PA | ~1.8% | ~$9,000 | ~$12,600 |
| Chester, PA | ~1.9% | ~$9,500 | ~$13,300 |
| Delaware, PA | ~2.0% | ~$10,000 | ~$14,000 |
| South Jersey | ~2.1% | ~$10,500 | ~$14,700 |
Who Should Actually Consider South Jersey
South Jersey tends to make sense for buyers who already have strong family or social ties on that side of the river, whose retirement income mix is modest enough that New Jersey's retirement-income exclusions and senior relief programs (Senior Freeze, ANCHOR, Stay NJ) meaningfully offset the higher property tax and income tax exposure, or who have a specific reason to prefer The Renaissance Club, Four Seasons at Baymont Farms, or Crossings at Delanco Station over anything on the Pennsylvania side. For most buyers comparing purely on cost, the four Pennsylvania counties — especially Montgomery and Bucks — will run cheaper overall; South Jersey is worth the crossover mainly when non-financial reasons are already pulling you that direction.
Back to the Pennsylvania Side
Return to the Philadelphia Hub
← Back to the Philadelphia & Delaware Valley market hub for the full county-by-county comparison and PA tax relief walkthroughs.
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