The best places to live in South Jersey depend on what you want your everyday life to look like. Some communities have a lively downtown and a PATCO station for Philadelphia trips; others offer more space, parks, historic character, or a quieter suburban setting. This guide compares six communities across Camden, Burlington, and Gloucester counties—not as a universal ranking, but as different options for different relocation priorities.
The housing figures below come from the U.S. Census Bureau’s 2020–2024 American Community Survey (ACS). They are municipality-wide survey estimates, not current asking prices, recent sale comps, tax bills, or quotes for a specific home.
Key Takeaways – Cherry Hill offers a broad suburban base, extensive recreation, and transit options that depend on where you live. – Collingswood and Haddonfield combine walk-able centers with PATCO access to Philadelphia, but differ in housing-cost baselines and historic character. – Morristown pairs a historic Main Street with significant open space; its direct Philadelphia link is a bus route. – Medford and Mullica Hill offer village character and a more spread-out setting, where transit and daily errands are more address-dependent. – ACS housing estimates help frame a search, but they are not 2026 market prices or a substitute for comparing current listings.
At a glance: which South Jersey town fits your priorities?
- For a flexible suburban base: Cherry Hill, where recreation and commercial areas are spread across the township.
- For a compact downtown with rail access: Collingswood, with restaurants, arts programming, parks, and a PATCO station.
- For historic character and PATCO: Haddonfield, where the historic district and downtown are central to the town’s identity.
- For Main Street and open space: Morristown, with parks and trails plus NJ TRANSIT Route 414 toward Philadelphia.
- For outdoor space and a village center: Medford Township, while recognizing that its amenities and transit access are not uniformly walk-able from every address.
- For a historic village within a larger township: Mullica Hill in Harrison Township; town-wide Census data should not be mistaken for village-only data.
1. Cherry Hill: a broad suburban option with location-dependent transit
Cherry Hill may suit people looking for a suburban setting with established residential areas, retail, recreation, and more than one transit option. The township reports more than 50 recreation facilities, including trails, playgrounds, tennis courts, and basketball courts. Barclay Farmstead and Croft Farm add historic sites to the local recreation picture.
The township’s planning materials describe Garden State Park as a mixed-use town-center redevelopment. Its implementation and the availability of specific uses can change, so check current project status before treating it as a fully active neighborhood hub.
Its Philadelphia access depends on your address. PATCO’s Woodcrest station provides a rail connection, while Cherry Hill station serves NJ TRANSIT’s Atlantic City Rail Line.Those stations do not make the entire township transit-oriented. For many households, driving will still shape the daily routine, particularly when errands or school trips are outside the station area.
Cherry Hill’s 2020–2024 ACS estimate for median value of owner-occupied homes was $386,300; median gross rent was $1,882. The median owner cost for households with a mortgage was $2,708 per month. 1 These figures provide one broad baseline, not a prediction of what a home will cost today.
Potential fit: You want a range of suburban neighborhoods and recreation, and can choose a home based on the route you expect to use. Potential trade-off: The township is not one compact, pedestrian-oriented center, so map commutes and errands from the exact property rather than relying on the town name.
2. Collingswood: arts, dining, and PATCO near a compact center
Collingswood stands out for its downtown-oriented routine. The borough highlights local arts, community events, and a calendar that includes Second Saturday activities; its parks and recreation listings include Knight Park, Roberts Pool, and community programs.The mix can appeal to people who like being near cafés, shops, events, and neighborhood amenities.
The PATCO station is close to the borough’s dining and shopping area and offers service toward Philadelphia and Lindenwold. PATCO lists parking, bicycle racks, and ADA accessibility at Collingswood station.That makes it one of the clearest choices in this group for a rail-based Philadelphia commute, although the practical benefit still depends on how close your home is to the station and where you work.
The borough’s ACS estimates were $380,400 for median owner-occupied home value, $1,488 for median gross rent, and $2,486 for median monthly owner costs with a mortgage during 2020–2024. These municipal estimates do not describe the condition, size, or current price of a particular house or apartment.
Potential fit: You value an active town center, arts and community events, and a PATCO option. Potential trade-off: A lively, compact setting may not match someone seeking a larger lot, a quieter pace, or a less social downtown environment.
3. Haddonfield: historic homes, a downtown, and PATCO
Haddonfield’s defining feature is its historic center. The borough’s historic-preservation information describes a district containing 488 houses, buildings, and sites. Buyers considering a property there should check the exact district boundaries and applicable review requirements before planning renovations.
The town’s community overview describes a downtown with shops, restaurants, arts venues, and access to trails, including Hopkins Pond and Crows Woods. PATCO’s Haddonfield station connects the borough to Philadelphia and Lindenwold, with pedestrian access to downtown businesses. Together, those amenities can make it attractive to people who want a traditional town center without giving up a rail link to the city.
The cost context is higher than in several other communities in this list. Census QuickFacts reports $755,300 as the median value of owner-occupied homes in Haddonfield for 2020–2024, $1,897 as median gross rent, and $4,000 or more as median monthly owner costs with a mortgage. The mortgage-cost estimate is reported in an open-ended category; it is not an exact payment or a current quote.
Potential fit: You prioritize historic character, a downtown setting, and PATCO access, and your budget can accommodate the housing options you find. Potential trade-off: Historic-district rules may affect some properties, and the ACS estimates point to a higher reported ownership-cost baseline than in Cherry Hill or Collingswood.
4. Morristown: Main Street and open space, with bus-based Philadelphia access
Morristown offers a different combination: a historic center and substantial public open space. The township traces its settlement to the 1680s and describes businesses, restaurants, and cultural activities along Main Street. If a property’s age or appearance matters to your renovation plans, ask the township whether any address-specific review applies.
For outdoor recreation, the township lists nearly 667 acres of open space, which may appeal to residents who want public land and recreation nearby NJ TRANSIT’s Route 414 links Morristown with Philadelphia, but this is a bus route, not rail service from every part of the township. Check the route, stop, timetable, and first-mile trip from the address you are considering.
For 2020–2024, the ACS median owner-occupied home value was $697,200, median gross rent was $1,718, and median monthly owner costs with a mortgage were $3,911. They can help set expectations, but actual costs depend on current inventory, financing, taxes, insurance, and the condition of the property.
Potential fit: You want a historic small-town center and access to parks or preserved land. Potential trade-off: Philadelphia transit is more schedule- and stop-dependent than living near a PATCO station, and reported housing costs are comparatively high.
Chart: Median owner-occupied home value estimates in the 2020–2024 ACS. These are not current listing prices or a statistically tested affordability ranking. Harrison Township data include more than Mullica Hill village.
5. Medford Township: village life and outdoor access in a spread-out setting
Medford Township may appeal to people who want a lower-density environment with woods, streams, lakes, and a traditional village center. Historic Medford Village has shops and restaurants around Main Street. Township listings also describe outdoor amenities such as Freedom Park, Hartford Crossings bike trails, and access to the Rancocas Creek corridor.
This is not the same as living in Medford Lakes Borough, and the township’s wider geography matters. A park or trail may be a short drive rather than an easy walk from a particular home. NJ TRANSIT’s Route 406 runs between Berlin, Marlton, and Philadelphia and includes stops along the Route 70 corridor, but it is not rail service within Medford. Confirm a current trip from the exact address rather than assuming a bus stop is convenient.
The 2020–2024 ACS reported a $514,800 median owner-occupied home value, $1,589 median gross rent, and $3,184 median monthly owner costs with a mortgage. The township-wide mean commute to work was 33.9 minutes, but that figure covers all commuting destinations and is not a Philadelphia-specific travel time.
Potential fit: You prioritize outdoor access, a village center, and a less dense setting. Potential trade-off: Car dependence and the distance between amenities may matter more than they would in a compact borough.
6. Mullica Hill: a historic village within Harrison Township
Mullica Hill is a historic village in Harrison Township, so it helps to distinguish the village core from the broader township. Harrison Township describes Main Street as a historic district with homes dating from the 1700s through the early 1900s, along with shops, eateries, and community events.
Regional bus service is available on NJ TRANSIT Route 412, which has stops in the Harrison Township/Mullica Hill area and service toward Philadelphia. Whether it works for you depends on the current timetable, stop location, transfers, and work hours. It is not a rail-based commute, and its usefulness can vary considerably from one address to another.
Harrison Township’s 2020–2024 ACS estimates put median owner-occupied home value at $511,300, median gross rent at $1,137, and the owner-occupied housing rate at 91%. These are township-level figures, not separate estimates for Mullica Hill village. They also describe an earlier survey period rather than today’s asking prices.
Potential fit: You want a historic village center within a wider suburban setting. Potential trade-off: You may need to drive for many daily needs, and bus convenience depends on being near a useful stop. Township-wide statistics should not be read as a price or rental snapshot for the village itself.
Chart: Median gross rent estimates in the 2020–2024 ACS. These are not current asking rents or a statistically tested affordability ranking. Harrison Township data include more than Mullica Hill village.
What should you compare before choosing a South Jersey town?
Start with the housing budget you can actually carry. Compare live asking prices and rents, property taxes, insurance, utilities, commute costs, and likely maintenance. Older houses and historic properties can have different repair needs or review rules from newer homes. The ACS estimates above help frame municipal-level context, but they are not a substitute for current, property-specific figures.
Next, test the commute in both directions. Use the exact address, destination, departure time, station or bus stop, parking plan, and walking connections. Review live schedules and alerts for PATCO or NJ TRANSIT before relying on a route. A rail station in the municipality does not necessarily mean it is convenient from every neighborhood.
Then picture your ordinary week. Do you want to walk to restaurants and local events? Would you rather trade a compact center for more access to woods and trails? Are your likely errands near home, or do they require a car? For a property in a historic area, check preservation boundaries and rules. For school assignment, verify the current district and address-specific boundaries directly with the relevant district; this guide does not rank schools or make claims about student outcomes.
Frequently asked questions
What are the best places to live in South Jersey for a Philadelphia commute?
For a PATCO-based commute, compare homes near stations in Collingswood, Haddonfield, or Cherry Hill’s Woodcrest area. Morristown, Medford, and Mullica Hill have bus options described above, but usefulness depends on the address and schedule. Check a live door-to-door trip before choosing a home.
Which South Jersey towns have a walk-able downtown?
Collingswood and Haddonfield are the clearest downtown-and-PATCO combinations in this group. Morristown, Medford Village, and Mullica Hill also have historic centers, while Cherry Hill is more distributed across a larger suburban area. Walkability still varies by address, sidewalks, and which destinations matter to you.
Are these home values and rents current for 2026?
No. The figures are 2020–2024 ACS estimates of municipality-wide medians, not current asking prices, new lease rents, or recently closed sale prices. Use current listings and property-specific costs for an active search.
Does this comparison say which town has the best schools?
No. School quality cannot be determined from the district directories cited here, and school assignment can depend on the property address. Contact the relevant school district to confirm current boundaries, programs, and placement.
Is Mullica Hill the same as Harrison Township?
No. Mullica Hill is a village within Harrison Township. Census housing figures cited for Harrison Township cover the larger township geography, not just Mullica Hill’s historic Main Street area.
Bottom line
The best places to live in South Jersey are the places whose everyday trade-offs suit your budget and routine. Cherry Hill offers a wide suburban menu; Collingswood and Haddonfield make a stronger case for downtown life and PATCO access; Morristown pairs Main Street with open space; Medford emphasizes a village-and-outdoors setting; and Mullica Hill offers a historic core within Harrison Township.
Before you commit, compare current homes and rents, confirm school assignment and historic-property requirements, and test your commute from the specific address. That will tell you far more than a generic ranking—or a town-wide median—can.