Off-market property in Camden County: Camden rowhomes, vacant property rules and South Jersey suburbs
Camden County, across the Delaware River from Philadelphia, has about 527,000 residents, a median home value near $287,000 and a median household income around $89,000 in recent Census estimates. About 65% of homes are owner-occupied, about 71% are single-unit homes and vacancy is near 5%.
Prices range from under $100,000 in parts of Camden City to well over $400,000 in east Cherry Hill. Many off-market deals are rowhomes and twins in Camden, Gloucester City and Pennsauken, along with older capes and ranches in Bellmawr, Runnemede and Lindenwold. New Jersey’s vacant and abandoned property laws shape many of these deals. This guide starts with the ZIP codes and the math.
Camden County ZIP codes for off-market deals
Recent Census estimates show medians from about $85,000 in downtown Camden to about $443,000 in east Cherry Hill.
Camden 08102 and 08104
Medians near $85,000 to $93,000 with owner-occupancy near 24% to 31% and many vacant rowhomes.
East Camden 08105 and Parkside 08103
Medians near $121,000 to $138,000. 08103 shows vacancy near 17%.
Gloucester City 08030
Median near $179,000 with owner-occupancy near 62% and many rowhomes and twins.
Pennsauken 08110 and Lindenwold and Clementon 08021
Medians near $209,000 to $217,000. 08021 has many apartments.
Bellmawr 08031 and Runnemede 08078
Medians near $239,000 to $251,000 with many postwar capes and ranches.
Merchantville 08109 and Sicklerville 08081
Medians near $252,000 to $286,000 with owner-occupancy above 70%.
ZIP medians are recent Census estimates. Cherry Hill, Collingswood and Haddon Heights have higher values. Use recent comparable sales to set an after-repair value.
How to price a Camden County off-market deal
Run the numbers before you make an offer. At low prices, a roof, a sewer line or a boiler can be a large share of value. Include New Jersey property taxes, which often run near 3% or more of value in some Camden County towns, and any open municipal liens. The figures below are only an example.
Offer = After-repair value × 70% − Repairs
All figures are illustrative. Real deals depend on comps, repairs and resale demand.
Check shared walls and roofs. Rowhomes share party walls and often flat roofs, so water from a neighbor’s vacant home can damage yours.
Verify comps
Use recent nearby sales.
Check municipal liens
Water, sewer and demolition liens.
Inspect party walls
Neighbors affect condition.
Be honest with sellers
Show them your math.
A three-step plan for Camden County off-market deals
- 1
Pull the right lists
Use probate, lis pendens, tax sale certificate, vacant property and absentee owner leads in Camden City, Gloucester City, Pennsauken, Bellmawr and Lindenwold.
- 2
Check liens, registrations and condition
Order a tax and municipal lien search, ask whether the home is on a vacant or abandoned property list, and inspect roof, walls and systems.
- 3
Close with an attorney
Work with a New Jersey attorney to clear heirs, liens and tax certificates, meet the town’s resale certificate rules and keep sellers informed.
Checklist
- Verify ownership
- Check for an estate
- Order a municipal lien search
- Check vacant property status
- Check for a foreclosure filing
- Review contract with an attorney
See also wholesaling real estate in Camden and wholesale house prices in Philadelphia.
What Camden County owners and buyers search for
Homes for sale in Cherry Hill draws about 1,300 searches a month and the Camden County clerk about 390. Camden County NJ property search and Camden County sheriff sale each draw about 210.
Suburbs
Sicklerville draws about 260 and Collingswood about 210 searches a month.
Older towns
Pennsauken and Blackwood each draw about 170 searches a month.
Seller searches
We buy houses South Jersey draws about 70 searches a month.
- 1Homes for sale Cherry Hill NJAbout 1,300
- 2Camden County clerkAbout 390
- 3Homes for sale Sicklerville NJAbout 260
- 4Camden County NJ property searchAbout 210
- 5Camden County sheriff saleAbout 210
- 6Homes for sale Collingswood NJAbout 210
- 7Homes for sale Pennsauken NJAbout 170
- 8Camden County NJ tax recordsAbout 140
How investors can use this data
Leads that often lead to off-market deals:
Search volumes are approximate. Figures are recent monthly estimates and change over time. Some county searches may come from Camden counties in Georgia and North Carolina. Use them to understand interest, not as exact counts.
ForeclosuresDaily.com hosts monthly webinars with investors such as Carolynn Castillo, who share how they find and evaluate deals.
New Jersey rules Camden County investors should know
This is a general overview, not legal advice. New Jersey and local rules on vacant property, taxes and foreclosure can change. Investors should consult a New Jersey real estate attorney and check town guidance.
Registration and creditor duties
Many New Jersey towns require owners to register vacant properties, and state law makes lenders responsible for maintaining many vacant homes in foreclosure. Towns can fine owners or lenders for code problems.
- Vacant registration
- Creditor responsibility
Ask whether the home is registered as vacant.
Abandoned property lists
Under New Jersey’s Abandoned Properties Rehabilitation Act, towns can place long-vacant homes on an abandoned property list, which can speed tax foreclosure or allow the town or a qualified buyer to take control.
- Abandoned list
- Special tax sale
Check the town list before you make an offer.
Court process and mediation
New Jersey foreclosures go through the courts and often take well over a year. Owners of their own homes can ask for the state foreclosure mediation program, and the sheriff later holds the sale.
- Mediation
- Sheriff sale
Refer owners to a housing counselor or attorney.
Fair dealing with sellers
Many sellers on lead lists are heirs, older owners or people behind on payments. Investors should be clear about who they are, explain what the seller is giving up, never pressure anyone and follow federal and New Jersey rules for calls, texts and mail.
Fair dealing protects sellers and your reputation.
Questions to ask a Camden County seller
- 1What has you thinking about selling?
- 2Is the home vacant now?
- 3Do you owe water, sewer or other town liens?
- 4Have you received foreclosure papers?
- 5Is an estate involved?
- 6How soon do you need to close?
How off-market buying works in Camden County
Off-market property is a home bought directly from an owner before it is listed on the MLS. In Camden County, with a median value near $287,000, many investors buy rowhomes and twins to rent and older suburban homes to renovate and resell.
Healthcare, education including Rutgers-Camden, the port, logistics and commuting to Philadelphia by the PATCO train support the local economy.
Camden City has many vacant rowhomes and lots, along with new investment near the waterfront and medical campuses.
Gloucester City, Pennsauken and Bellmawr have many postwar capes, ranches and twins.
Cherry Hill, Collingswood and Haddonfield attract buyers who commute to Philadelphia.
- Ignore vacant property rules
- Overpay in Camden City
- Make offers without comps
- Check registration status
- Use block-by-block comps
- Pull recent sales
Related resources
What our customers say
Real investors share their experience with ForeclosuresDaily.com in short video reviews and press releases.
Off-market property in Camden County: FAQ
Short general answers. This is not legal advice. Tap a question to open it.
QWhat is off-market property?
A home sold directly by its owner without an MLS listing.
QWhat is an abandoned property list?
A town list of long-vacant homes under New Jersey’s Abandoned Properties Rehabilitation Act.
QWho maintains vacant homes in foreclosure?
New Jersey law makes lenders responsible for many of them.
QCan I call and text owners?Yes
Only within federal and New Jersey rules. Scrub lists and get consent where required.
QWhat is foreclosure mediation?
A New Jersey program that lets homeowners meet with lenders to try to avoid foreclosure.
QIs the 70% rule exact?
No. It is a starting point; adjust for real repairs and local demand.
Want Camden County deal leads? Tell us your target ZIP codes and we will help you choose probate, pre-foreclosure and absentee owner leads.
Find Camden County off-market deals the right way
From Camden City and Gloucester City to Pennsauken, Bellmawr, Runnemede and Lindenwold, Camden County off-market deals often come from heirs, landlords and owners of vacant homes or behind on payments. Investors who check liens and vacant property rules, work with attorneys and deal honestly build lasting businesses.
ForeclosuresDaily.com supplies probate, eviction, preforeclosure and absentee owner leads across Camden County and New Jersey. Explore our lead products.