Moving to Cherry Hill in 2026: Cost of Living, Housing, and What to Know
Cherry Hill is South Jersey’s suburban flagship — a township of about 74,000 people in Camden County, roughly 8 miles east of Philadelphia across the Delaware River. It’s a fundamentally different New Jersey from the Hudson County waterfront towers and Turnpike stereotypes. Cherry Hill is malls, mature tree-lined subdivisions, excellent schools, and a strong Jewish and South Asian community presence. The median home price of approximately $380,000 makes it one of the more affordable “good school district” options in New Jersey, and the 20-minute drive to Center City Philadelphia gives residents access to big-city amenities without big-city prices.
If you’re moving to Cherry Hill in 2026, you’re choosing suburban comfort and school quality over urban walkability. That’s the honest trade-off. Cherry Hill’s Walk Score is a dismal 25 in most neighborhoods — you’ll need a car for everything. But what you get in return is a 4-bedroom Colonial on a half-acre lot for $400,000-$500,000, schools that regularly rank in New Jersey’s top 50, and a 20-minute commute to Philadelphia that doesn’t involve the George Washington Bridge or the Lincoln Tunnel.
Cherry Hill Housing Market in 2026
Cherry Hill’s housing stock reflects its development history: 1950s-1960s ranches and split-levels in the western sections, 1970s-1980s Colonials in the central neighborhoods, and newer construction along the eastern edge toward Marlton. The western section (closer to Route 70 and the Philly border) is generally more affordable; the eastern sections near Cherry Hill East High School command higher prices.
| Neighborhood / Section | Median Home Price (2026) | Avg. Lot Size | School Zone | Character |
|---|---|---|---|---|
| Kingston Estates | $520,000 | 0.5 acre | Cherry Hill East | Established, larger homes |
| Barclay Farm | $420,000 | 0.3 acre | Cherry Hill East | Classic suburban, swim club |
| Erlton | $360,000 | 0.25 acre | Cherry Hill West | Older homes, closer to Philly |
| Springdale | $340,000 | 0.3 acre | Cherry Hill West | Affordable, split-levels |
| Woodcrest | $480,000 | 0.4 acre | Cherry Hill East | Near PATCO station, convenient |
| Kresson/Covered Bridge | $450,000 | 0.35 acre | Cherry Hill East | Newer construction, HOA |
| Chapel Avenue corridor | $310,000 | 0.2 acre | Cherry Hill West | Most affordable, condos/townhomes |
At $380,000 median, Cherry Hill is accessible to households earning $75,000-$95,000 with 10% down. Use our see how much you can buy to verify your numbers, and don’t forget to add property taxes — they’ll add $700-$900/month to your housing costs.
Cost of Living Breakdown
Cherry Hill’s cost of living runs about 10-15% above the national average — far more affordable than North Jersey. Housing costs are the primary driver, but they’re offset by New Jersey’s no-sales-tax-on-clothing policy and relatively moderate food and utility costs compared to the NYC metro area.
| Expense Category | Cherry Hill Average | National Average | Difference |
|---|---|---|---|
| Housing (Mortgage/Rent) | $2,000/mo | $2,100/mo | -5% |
| Property Taxes | $8,500/yr | $3,500/yr | +143% |
| Groceries | $400/mo | $370/mo | +8% |
| Utilities | $195/mo | $180/mo | +8% |
| Transportation | $350/mo | $290/mo | +21% |
| Auto Insurance | $220/mo | $155/mo | +42% |
Cherry Hill’s effective property tax rate runs about 2.1-2.5%, which translates to $7,980-$9,500 per year on the $380,000 median. That’s steep by national standards but actually moderate for New Jersey. The township’s strong commercial tax base (malls, office parks, car dealerships along Route 70 and Route 38) helps keep residential rates slightly lower than comparable suburbs. Our property tax calculator shows the full monthly impact.
Cherry Hill Schools: The Main Draw
Let’s be direct: most people move to Cherry Hill for the schools. The township has two high schools — Cherry Hill East and Cherry Hill West — and the quality of your school assignment is a major factor in home pricing.
Cherry Hill East is the flagship. It consistently ranks among New Jersey’s top 50 high schools, with average SAT scores around 1250, a wide AP course selection, and competitive academic teams. The surrounding neighborhoods (Barclay Farm, Kingston, Woodcrest) command a 15-20% price premium over comparable homes in the Cherry Hill West zone.
Cherry Hill West is a solid school — it’s just not East. SAT averages run about 1150, and the school offers strong athletics and performing arts programs. Homes in the West zone are more affordable, making it a value play for families who prioritize the overall township amenities over the prestige distinction between the two high schools.
Elementary and middle schools are generally strong across the district, with per-pupil spending of approximately $18,000 — above the national average. The district also has a strong special education program.
Commuting From Cherry Hill
Cherry Hill sits at the intersection of I-295, Route 70, and Route 38, with the PATCO Speedline providing rail service to Philadelphia.
- PATCO to Center City Philadelphia: The Woodcrest and Ashland stations are in Cherry Hill. Ride time to Center City (8th & Market) is about 20-25 minutes. Monthly pass: $85. This is the commuter lifeline for Philadelphia workers.
- Driving to Philadelphia: 15-25 minutes via the Ben Franklin Bridge ($5 toll eastbound only) or the Walt Whitman Bridge ($5 toll eastbound only).
- Driving to Trenton (state capital): 40 minutes via I-295.
- Driving to NYC: 90-120 minutes via the NJ Turnpike. This is not a practical daily commute.
PATCO access is a significant advantage. If you work in Center City Philadelphia, living near the Woodcrest station puts you on a fast, affordable, and reliable train. Neighborhoods within walking distance of PATCO stations carry a small premium but offer genuine lifestyle benefits. Use our mortgage calculator to factor commute costs into your budget.
What Cherry Hill Offers Beyond Schools
Dining Scene
Cherry Hill has quietly developed one of South Jersey’s best restaurant scenes. Route 70 and Haddonfield Road are lined with Korean, Indian, Chinese, Japanese, and Middle Eastern restaurants reflecting the township’s diversity. Wegmans (at the Cherry Hill Mall) doubles as both grocery store and community gathering spot. The nearby town of Haddonfield (walkable downtown, independent restaurants) adds variety.
Shopping
Cherry Hill Mall is the anchor — a major regional mall that’s been continuously updated. Garden State Park (shopping center with Wegmans, restaurants) occupies the former horse racing track site. Route 70 and Route 38 have every big-box retailer you’d need. Remember: no sales tax on clothing in NJ, so shopping here beats Pennsylvania prices on apparel.
Parks and Recreation
Cherry Hill has 52 parks covering 600+ acres. Croft Farm is the gem — a historic farmstead with trails, gardens, and community programming. The township recreation department runs extensive youth sports, summer camps, and adult programs. Cooper River Park (shared with Pennsauken) offers rowing, jogging, and picnicking along the waterfront.
Tips for Moving to Cherry Hill
- Verify your school zone. The East/West school boundary runs roughly through the center of the township. If schools are your primary motivation, confirm the exact school assignment for any address before making an offer. The price premium for East-zone homes is real.
- Check flood zones along Cooper River. Properties near Cooper River and its tributaries may be in FEMA flood zones. Check flood maps, especially in the Erlton and Springdale areas.
- Consider Haddonfield next door. If you want a more walkable downtown vibe, the Borough of Haddonfield (adjacent to Cherry Hill’s western border) offers a charming main street, excellent schools, and historic homes — at a 20-30% price premium over Cherry Hill.
- Budget for two cars. Cherry Hill is car-dependent. Unless you work in Philadelphia and live near PATCO, you’ll need two vehicles for a household. That adds $500-$800/month in car payments, insurance, and gas.
Planning your purchase? Our estimate closing costs estimates your upfront costs, and the DTI ratio calculator helps verify your debt ratios before applying.
Compare With Other States
Considering other markets? Here’s how other states compare:
- Moving to Columbia in 2026: Cost of Living, Housing, and What to Know
- Moving to Charlotte in 2026: Cost of Living, Housing, and What to Know
- Moving to Frederick in 2026: Cost of Living, Housing, and What to Know
Related New Jersey Guides
- How to Appeal Your Property Tax in New Jersey: Step-by-Step Guide
- Best Real Estate Agents in Newark 2026
- Best Real Estate Agents in Jersey City 2026
- How to Get Flood Insurance in New Jersey: What Homebuyers Need to Know
- How Much Are Property Taxes in New Jersey in 2026: Rates by County
Frequently Asked Questions
Is Cherry Hill a good place to raise a family?
Yes — it’s one of the top family-oriented communities in South Jersey. Strong schools, low crime rates (violent crime is rare), extensive parks and recreation, diverse dining, and proximity to Philadelphia for cultural outings. The main drawback is the suburban, car-dependent layout. If you value walkability and urban amenities, Cherry Hill isn’t for you. If you want space, good schools, and value, it’s excellent.
How do Cherry Hill property taxes compare to nearby towns?
Cherry Hill’s effective rate of 2.1-2.5% is middle-of-the-road for Camden County. Nearby Haddonfield runs about 2.8-3.2% (higher services, smaller commercial tax base). Voorhees sits around 2.3-2.7%. Marlton (Evesham Township) runs 2.0-2.4%. Cherry Hill’s relatively large commercial tax base helps keep the residential rate modestly lower than purely residential suburbs.
What’s the commute from Cherry Hill to New York City?
Long. Driving takes 90-120 minutes via the NJ Turnpike, and that’s without traffic. By train, you’d take PATCO to Philly, then Amtrak or NJ Transit to Penn Station — a 2+ hour journey costing $40-$80 round trip. Cherry Hill is a Philadelphia suburb, not a New York suburb. If you work in NYC, this isn’t the right market for you.
Is Cherry Hill diverse?
Yes, increasingly so. The township has seen significant growth in its South Asian (Indian, Pakistani) and East Asian (Korean, Chinese) communities over the past two decades. About 20% of residents are Asian American, 10% are Black, and 5% are Hispanic. This diversity is reflected in the restaurant scene, houses of worship, and cultural events. Cherry Hill is one of South Jersey’s most diverse suburbs.
What should I know about buying near the Cherry Hill Mall?
Homes near the mall (Route 38 and Haddonfield Road intersection) tend to be more affordable but come with more traffic noise and congestion, especially during holiday shopping season. The mall area is commercial-heavy, which is great for convenience but less ideal for quiet residential living. Neighborhoods a mile or more from the mall offer a better balance of access and peace.