304,504 people live in GLOUCESTER COUNTY, where the median age is 40.1 and the average individual income is $47,760. Data provided by the U.S. Census Bureau.
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Population Density Population Density This is the number of people per square mile in a neighborhood.
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Gloucester County sits in the sweet spot of South Jersey—close enough to Philadelphia for an easy commute, yet far enough out to retain the rolling farmland, historic main streets, and tight-knit community feel that define this part of the state. Stretching from the Delaware River on its western edge down through preserved agricultural land in the south, the county attracts a wide mix of buyers: young families chasing top-rated regional school districts, Philadelphia transplants looking for more square footage and yard space, downsizers eyeing the area's growing inventory of 55+ communities, and remote professionals who want suburban quiet without losing access to the city.
What makes Gloucester County distinct is the range of lifestyles you can find within a 20-minute drive. Mullica Hill offers historic farmhouses and luxury new construction set against a charming antique-shop main street. Washington Township delivers classic 1970s and 1980s suburbia with mature neighborhoods and strong community programming. Woolwich and Swedesboro are the county's growth engines, where new subdivisions are reshaping former farmland into amenity-rich communities. And towns like Pitman and Woodbury hold onto a walkable, historic charm that's increasingly rare in South Jersey. Buyers who land here tend to stay—it's the kind of place where people raise their kids, get involved locally, and rarely look back.
The Gloucester County market remains firmly in seller territory, though the frantic energy of recent years has eased into something more sustainable. The median sale price for single-family homes sits at roughly $399,000, with the broader median listing price hovering between $371,000 and $375,000. At the entry level, buyers can still find homes in the mid-$300,000s in towns like Clayton and Pitman, while premium markets such as Mullica Hill and Woolwich Township routinely see homes priced between $590,000 and well over $750,000.
Pace is the real story here. Properly priced single-family homes are going under contract in a median of just 14 days, and the full timeline from listing to closing typically lands somewhere between 31 and 48 days. Sellers are still pulling in an average of 101% of list price, but the difference now is that buyers have regained breathing room. The desperate, inspection-waiving bidding wars of 2021 and 2022 are largely gone—replaced by a market where well-prepared buyers can still write reasonable, contingency-protected offers and win.
The single biggest trend shaping this market is the divergence between property types. Single-family homes have appreciated roughly 14% year-over-year, while townhouses and condos have actually softened, dropping about 7.7% to a median of $264,000. For buyers priced out of the single-family segment, that creates a genuine value opportunity—and for sellers of attached homes, it means pricing has to be sharper than it was a year ago.
Inventory remains stubbornly tight. Gloucester County is sitting on roughly a 1.8-month supply of single-family homes, well below the 5-to-6-month range that defines a balanced market. That scarcity is the primary reason prices keep climbing despite higher interest rates: there simply isn't enough product to meet demand. At the same time, buyers have grown more selective. Overpriced homes no longer sell themselves—properties that linger past 40 days on market almost always end up taking price cuts. Growth has concentrated in what I call the "premium pockets" of the county, particularly Mullica Hill, Woolwich, Washington Township, and Deptford, where commuter access and school quality drive consistent demand.
Gloucester County has become one of the most active new-construction markets in South Jersey, largely because it still has developable land. The builder mix runs the full spectrum, from regional premium names like Bruce Paparone Communities and Bob Meyer Communities dominating the luxury and active-adult segments, to national production builders such as Ryan Homes, Chiusano Homes, and Gemcraft Homes focused on townhome and mid-tier single-family communities.
Most of the building activity is concentrated in the western and southern stretches of the county. Mullica Hill and Swedesboro have become the epicenters for upscale construction, with subdivisions like The Reserve at Mullica Hill offering estate-style homes on half-acre to multi-acre lots, generally starting in the mid-$800,000s and pushing past $1 million. West Deptford, Glassboro, and Westville are seeing a townhome and mid-sized single-family boom in the mid-$300,000s to high-$500,000s range. And the 55+ market is exploding—communities like Orchard View and Four Seasons at Weatherby offer carriage homes and detached single-family options in the $450,000 to $600,000 range.
A few things to keep in mind if you're considering new construction here. Build timelines typically run 6 to 12 months from contract to completion. Base pricing is rarely what you actually pay—most buyers add 10% to 15% on top for structural upgrades and finishes in the design center. And because township growth controls limit how large any single development can get, inventory in the best communities tends to sell out faster than buyers expect.
Buying here requires understanding that Gloucester County isn't one market—it's a collection of micro-markets, and the rules shift depending on which one you're shopping in. A turn-key single-family home in a top school district like Kingsway or Clearview will likely see multiple offers within its first weekend. A townhouse in the same county, by contrast, might give you the leverage to negotiate price, request seller concessions, and take your time on inspections.
The property mix reflects the county's range. You'll find classic suburban split-levels and colonials throughout Washington Township and Deptford, historic Victorians and craftsman bungalows in Pitman and Woodbury, and sprawling modern estates on substantial acreage in Woolwich, East Greenwich, and Mantua. Each of those segments behaves differently, and a strategy that wins in one will lose in another.
A few practical realities of buying in this market. Inspections are essentially universal here—unlike the inspection-waiving culture of North Jersey, Gloucester County sellers expect buyers to inspect, and most successful offers use an "as-is with right to terminate" structure that protects the buyer while keeping the deal clean for the seller. Standard pre-approval letters no longer cut it on competitive listings; fully underwritten pre-approvals have become the new baseline for serious offers. And property taxes deserve a hard look before you commit—rates vary significantly between municipalities, and a $400,000 home in one township can carry a meaningfully different monthly cost than the same home five miles away.
Sellers are in an enviable position right now, but the market is no longer rewarding laziness. The 14% year-over-year jump in single-family prices means your home is likely worth meaningfully more than it was 18 months ago—but that doesn't mean you can price it however you want. Buyers are sharper, more informed, and quicker to walk away from listings that feel overpriced or under-prepared.
The homes that win in this market share a few traits. They're priced just at or slightly under true fair-market value, which generates enough early interest to produce competing offers. They show well, with neutral paint, decluttered staging, and updated lighting and fixtures that photograph cleanly. And they're marketed with strong professional photography, because the vast majority of buyers are filtering listings online before they ever schedule a tour.
If your single-family home is priced correctly and presents well, expect to be under contract in roughly 14 days, with closing typically landing between 39 and 48 days from list. Townhouses and 55+ properties are moving a bit slower—closer to 41 to 43 days on market—so adjust expectations accordingly if you're in those segments.
There are a handful of buying considerations specific to this part of New Jersey that out-of-area buyers consistently overlook—and that can meaningfully affect your monthly cost or your willingness to close on a particular home.
Property taxes are the first one. New Jersey has the highest property taxes in the country, and rates within Gloucester County vary widely by municipality based on school funding and commercial base. Always evaluate the specific tax rate for the township—and ideally the specific property—rather than relying on a county-wide average. A home in Washington Township or Woolwich can carry a noticeably higher tax burden than a comparable home in a more rural area.
Wells and septic systems are the second. Many homes in Harrison, Mantua, South Harrison, and other semi-rural pockets aren't connected to municipal water and sewer. New Jersey's Private Well Testing Act requires water testing before closing, and buyers should review those results carefully—iron, nitrates, and other contaminants are common, and remediation costs vary.
Flood zones matter on the western side of the county. Properties near the Delaware River and along Raccoon and Mantua Creeks can fall within FEMA-designated Special Flood Hazard Areas, which means mandatory flood insurance and potentially thousands of dollars in additional annual cost. Always check the flood map for any property near water.
HOA and age-restriction rules deserve a close read in planned communities. Gloucester County has a heavy concentration of 55+ developments, and the age-verification rules, child-residency restrictions, and fee structures vary substantially. Even in non-age-restricted HOAs, what the fee covers versus what you maintain yourself can shift the real cost of ownership in ways that surprise first-time buyers in these communities.
Pricing in this market is an exercise in psychology as much as math. The data says single-family homes are selling at 101% of list price, but that statistic hides the truth: the homes that hit that number are the ones priced just under fair-market value, not the ones priced aspirationally. When you anchor slightly below true value, you trigger search alerts in a lower bracket, generate concentrated foot traffic during your first weekend, and create the kind of competitive environment that produces over-asking offers.
The flip side is the "40-day cliff." Buyers in this market have learned that anything sitting past 40 days probably has a problem—either price, condition, or both. Once your listing crosses that threshold, the only way to revive it is a meaningful price cut, and you'll typically net less than if you'd priced it correctly from day one. The instinct to "test the market high" almost always costs sellers money here.
Property type matters too. If you're selling a single-family home, you can lean confident. If you're selling a townhouse or condo, the 7.7% year-over-year softening means you need to price competitively against a buyer pool that has options. Pull comps from the last 90 to 120 days, restrict them to your specific township, and weight recent sales more heavily than older ones—this market has moved enough that comps from a year ago can mislead you in either direction.
Schools are one of the strongest drivers of property values in this county, and the regional structure means a single town can feed into different districts at the elementary and high school levels. Always confirm the specific feeder pattern for any address you're considering.
Clearview Regional High School District, which serves Mullica Hill, Harrison Township, and Mantua, is consistently ranked the top public district in Gloucester County. Its elementary feeders—Harrison Township Elementary chief among them—are highly rated, and homes within the Clearview zone command some of the highest premiums in South Jersey. Kingsway Regional School District, covering Woolwich, Swedesboro, East Greenwich, and South Harrison, sits right alongside Clearview at the top of county rankings. Kingsway has built a strong reputation for STEM, AP offerings, and athletics, and the housing growth in Woolwich and Swedesboro is directly tied to demand for this district.
Washington Township School District is the largest in the county and a major draw for families looking for classic suburban schools with strong extracurriculars and athletic programs. West Deptford and Deptford Township schools offer solid academics and competitive sports in a more accessible price range, making them popular with buyers who want functional, well-funded schools without the Mullica Hill or Woolwich price tag. And Delsea Regional High School District, covering Franklinville and Malaga, serves the southern, more rural portion of the county and is well-known for athletics and vocational programs.
Outdoor access is one of the underrated selling points of this county. Scotland Run Park in Clayton is the crown jewel—over 1,300 acres of trails, woodland, and the 80-acre Wilson Lake, where free weekend kayaking and fishing draw crowds from across the region. James G. Atkinson Memorial Park in Sewell is the community sports anchor, with lighted tennis and pickleball courts, soccer fields, and paved walking loops.
For quieter outdoor time, Tall Pines State Preserve is a 110-acre former golf course turned nature sanctuary, and Ceres Park offers canopy-covered trails popular with birdwatchers and dog owners. On the western edge of the county, Red Bank Battlefield Park in National Park sits directly on the Delaware River and blends Revolutionary War history with paved walking paths and skyline views of Philadelphia—a favorite for weekend picnics and family outings.
The food scene here punches well above what you'd expect from a suburban county. Pitman has quietly become one of the most interesting small-town dining destinations in South Jersey, with Kelly Green Brewing Co., artisanal coffee roasters, and an independent theater scene anchoring a genuinely walkable Broadway corridor. Mullica Hill's Main Street leans into farm-to-table BYOBs like blueplate, set inside historic buildings that give the whole district a distinct character.
For waterfront dining, The Riverwinds Restaurant in West Deptford offers upscale food with Delaware River views and the Philly skyline in the distance. Bogey's in Sewell is a popular weekend spot with golf course views, live music, and a lively cocktail scene. And the county's wine and craft beer trail has grown into a legitimate weekend attraction—Heritage Vineyards and Wagonhouse Winery in Harrison Township have become default social anchors with outdoor tasting rooms and live acoustic events.
Shopping access is one of the practical conveniences buyers tend to take for granted here. Deptford is the commercial center, with the Deptford Mall anchored by major department stores and surrounded by big-box retail—Target, Walmart, Best Buy, HomeGoods, and the full range of suburban essentials. Gloucester Premium Outlets, just off Route 42, brings over 80 designer and brand-name outlets in an open-air layout that draws weekend traffic from across the region.
For groceries, the county is well-served by Wegmans, ShopRite, ALDI, and Lidl, with locations spread across all the major suburban corridors. And for a more curated experience, Mullica Hill is a regional destination for antiques and independent boutiques, while Pitman's Broadway features locally owned bookstores, specialty gift shops, and artisanal retailers.
Gloucester County is car-country, but the location is hard to beat for commuters. I-295 and the New Jersey Turnpike cut through the western edge, Route 55 runs through the center and connects down to the Jersey Shore, and the Walt Whitman and Benjamin Franklin Bridges put Center City Philadelphia within a 20-to-30-minute drive from most of the northern part of the county outside of rush hour.
For non-driving options, NJ Transit runs express bus routes (the 400, 401, and 412 lines) from Glassboro, Pitman, and Woodbury directly into the Walter Rand Transportation Center in Camden and into Center City. The PATCO Speedline doesn't have stations within Gloucester County, but it's a short drive to the Woodcrest or Lindenwold park-and-ride stations in Camden County for a fast, traffic-free rail commute into Philadelphia.
Parking is essentially a non-issue countywide—suburban developments and retail centers offer free, abundant parking. Walkability is limited to the historic downtowns of Pitman, Woodbury, and Swedesboro. And while dedicated bike lanes are rare, the Monroe Township Bike Path offers 6.4 paved miles of scenic rail-trail, and the agricultural backroads of the southern county are popular with recreational cyclists.
If you're thinking about buying or selling in Gloucester County, the Pat Settar Team has been a trusted name in this market for decades. Pat and her husband Mike have called Harrison Township home for 31 years, raised their three daughters in Mullica Hill, and built a reputation grounded in deep community involvement and a clear understanding of every micro-market across the county. Pat chairs the Harrison Township Beautification Committee, supports the Harrison Township Historical Society, and sponsors local events like Harrison Township Day and Lights on Main—she doesn't just sell homes here, she lives the community she represents.
Her track record reflects that experience. Pat has earned recognition as a Top ½% agent in the BHHS Network, a Philly Magazine Who's Who Top Producer, and a Platinum Award recipient from the Board of Realtors—but the honor she values most is the Don Brogan Peer Appreciation Award, given by her fellow Gloucester/Salem Counties Realtors for ethical standards and professionalism. The all-female team she's built carries that same standard forward, and their 5-star Zillow rating reflects what clients consistently say about working with them.
Whether you're buying your first home, selling a property you've lived in for decades, or exploring new construction options, reach out for a no-pressure conversation about your goals.
The Pat Settar Team 157 Bridgeton Pike, Mullica Hill, NJ 08062 Email: [email protected] Phone: (856) 297-5790
There's plenty to do around GLOUCESTER COUNTY, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Groark Boys’ BBQ, Sorbello Girls Farm Market, and California Shakes & Juice Bar.
| Name | Category | Distance | Reviews |
Ratings by
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| Dining | 2.85 miles | 7 reviews | 5/5 stars | |
| Dining · $ | 4.14 miles | 8 reviews | 5/5 stars | |
| Dining | 1.93 miles | 22 reviews | 5/5 stars | |
| Dining | 4.15 miles | 34 reviews | 4.9/5 stars | |
| Dining | 1.21 miles | 29 reviews | 4.9/5 stars | |
| Dining | 1.27 miles | 11 reviews | 4.9/5 stars | |
| Active | 3.4 miles | 6 reviews | 5/5 stars | |
| Beauty | 4.49 miles | 5 reviews | 5/5 stars | |
| Beauty | 3.2 miles | 9 reviews | 5/5 stars | |
| Beauty | 4 miles | 9 reviews | 5/5 stars | |
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GLOUCESTER COUNTY has 111,796 households, with an average household size of 2.67. Data provided by Statistics Canada. Here’s what the people living in GLOUCESTER COUNTY do for work — and how long it takes them to get there. Data provided by Statistics Canada. 304,504 people call GLOUCESTER COUNTY home. The population density is 945.64 and the largest age group is Data provided by Statistics Canada.
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