Hard Money Lenders in Burlington County NJ
Fix and flip and fix and hold loans across Evesham, Mount Laurel, Moorestown, Willingboro, Pemberton and every other municipality in the county.
JDM Capital is a Philadelphia based hard money lender funding both fix and flip and fix and hold projects in all 40 municipalities in Burlington County. Loans cover purchase and rehab in one facility at up to 100% of cost, with no appraisal required, closing in as little as 7 days and rehab draws funded in as little as 24 hours. Burlington County has three cities, six boroughs and 31 townships spread over roughly 800 square miles, making it the largest county in New Jersey by land area. Fourteen of those 40 municipalities sit inside the Pinelands, which is the single biggest thing investors here get wrong in both directions.
What are the hard money loan terms in Burlington County?
Fifteen terms, and the table below has all of them. Eight are commitments that hold on every deal we write. Seven depend on your specific numbers and get quoted on the call. All fifteen read the same in all 40 municipalities of Burlington County as they do everywhere else we lend.
| Term | What it is |
|---|---|
| What the loan covers | Purchase and rehab in one loan. |
| Maximum loan to cost | Up to 100% of cost. |
| Maximum loan to ARV | Set on your deal, against the comps we underwrite to. Send the address and you will have a number the same day. |
| Loan amount | Sized to the project. Tell us what you are buying and we will tell you what we can fund. |
| Term | Matched to the scope of work and your exit. We agree it before you sign, so the deadline is one you helped set. |
| Extensions | Available, and we settle the terms of one before you close. Nobody should be negotiating an extension the week it falls due. |
| Minimum credit score | Tell us where you stand and you will get a straight answer on the call. |
| Experience required | Tell us what you have done and we will tell you where that puts you. |
| Where we lend | Philadelphia, Bucks, Montgomery, Delaware and Chester counties in PA, and Camden, Gloucester and Burlington counties in NJ. All 339 municipalities, with no towns excluded. |
| Property types | Non owner occupied investment property only. These are business purpose loans. |
| Appraisal | Not required. |
| Time to close | As little as 7 days. |
| Rehab draws | Funded in as little as 24 hours. |
| Who underwrites | In house. The person who answers your call is the person who approves the loan and wires the money. |
| Rate and points | Quoted per deal. Call or text 267-228-3289 and we will price it against your actual numbers. |
Scroll the table sideways to see all of it.
Why several rows say to ask us. The numbers that depend on your specific deal get quoted on the call, because a single posted figure would have to be the worst case and would be wrong for most deals. Send us the address, the purchase price and the rehab budget and you will get real numbers from the person who actually approves the loan. Call or text 267-228-3289, email Josh@JDMCapitalLending.com, or send the deal through the form.
Terms are subject to underwriting and approval and are not a commitment to lend. Full detail on fix and flip loans and fix and hold loans.
What is the market doing in Burlington County?
The county median single family sale price was $490,000 in July 2026, up 9.4% year over year on 397 closed sales, which were up 18.2%. Days on market fell to 29 from 32. Year to date the median was $449,000, up 6.9%, on 1,993 sales, essentially flat against last year.
Burlington is the most expensive of the three South Jersey counties we cover, ahead of Gloucester at a $400,000 year to date median and Camden at $400,000. It is also the only one where closed sales rose sharply in the most recent month, which is worth watching rather than acting on.
Townhouses and condominiums went the other way: a $343,000 median in July, down 0.6%, and a $315,000 year to date median, down 4.5%. If your exit is an attached product, underwrite to that divergence rather than the single family headline.
Per the New Jersey Realtors Local Market Update for July 2026, generated August 9, 2026.
What do properties cost by municipality?
From $697,200 in Moorestown Township down to $222,100 in Riverside Township, a spread of 3.1 times. New Jersey does not publish municipal median sale prices publicly, so for a municipal view we use the Census figure for the median value of owner occupied housing. That figure is what owners think their house is worth, averaged over five years, so it trails a rising market. Rank municipalities with it, do not price a deal with it.
| Municipality | Median value |
|---|---|
| Moorestown Township | $697,200 |
| Chesterfield Township | $560,000 |
| Medford Township | $514,800 |
| Shamong Township | $442,400 |
| Lumberton Township | $432,100 |
| Evesham Township | $397,600 |
| Tabernacle Township | $396,600 |
| Cinnaminson Township | $385,800 |
| Burlington Township | $361,100 |
| Mount Laurel Township | $357,200 |
| Bordentown Township | $355,500 |
| Delran Township | $342,900 |
| Southampton Township | $314,400 |
| Florence Township | $314,200 |
| Mount Holly Township | $274,700 |
| Willingboro Township | $270,300 |
| Maple Shade Township | $250,200 |
| Burlington City | $239,000 |
| Palmyra Borough | $234,800 |
| Pemberton Township | $234,500 |
| Riverside Township | $222,100 |
Scroll the table sideways to see all of it.
A 3.1 times spread from Moorestown Township to Riverside Township, which is narrow by regional standards. For reference the national median on the same measure is $332,700, so nine of the twenty one municipalities above sit below the US average despite being twenty minutes from Philadelphia.
The Census does not publish this figure for places under 5,000 people, which in this county means Beverly City, Fieldsboro Borough, Wrightstown Borough, Medford Lakes Borough, Pemberton Borough, Riverton Borough and the small Pine Barrens townships. Their absence is a data limitation and nothing more. We lend in every one of them.
Municipal values from US Census QuickFacts, American Community Survey five year estimates 2020 to 2024.
The New Jersey costs that land on your exit
Pennsylvania investors expect transfer tax at purchase, split by agreement. New Jersey reverses it. The Realty Transfer Fee is imposed on the seller and it is graduated: $1,325.00 on a $250,000 sale, $3,215.00 on a $400,000 sale. Since P.L. 2025, c. 69, effective July 10, 2025, the supplemental fee on sales of $1,000,000 and above is also a seller obligation rather than a buyer one, and it is graduated from 1% to 3.5% rather than a flat 1%. In this county that reaches Moorestown and the top of Medford.
And if you are not a New Jersey resident, the closing agent must collect an estimated Gross Income Tax payment before the deed records. It is the greater of 2% of the gross sale price or the gain multiplied by 10.75%, and it is due even if the deal lost money. The Pennsylvania and New Jersey reciprocal agreement does not save you: New Jersey's guidance states it covers compensation only, and that gain from the sale of property requires a New Jersey non resident return.
Worked example, and it is an illustration rather than a past deal
Take a house in Willingboro Township: $230,000 purchase plus $80,000 rehab, so $310,000 of project cost, which our loan covers in full at 100% of cost. Exit at $400,000 and the gross margin is $90,000 before financing and selling costs. The Realty Transfer Fee takes $3,215.00. As a Pennsylvania resident you also have $8,000 held back at the table, which comes back to you when you file a New Jersey non resident return, but not before. Two lines, one of them permanent and one of them a cash flow event, and both belong in the model before you make the offer.
Realty Transfer Fee per the New Jersey Division of Taxation, N.J.S.A. 46:15-7. Graduated supplemental fee per the Division's notice on P.L. 2025, c. 69. Withholding per Nonresident Sellers of Real Property. General information rather than tax advice.
Buying from an LLC? There is a filing you have ten business days to make
New Jersey's bulk sale rules at N.J.S.A. 54:50-38 require the purchaser to file Form C-9600, with a copy of the contract, with the Division of Taxation's Bulk Sales Unit at least ten business days before closing. Miss it and the buyer can be held liable for the seller's unpaid New Jersey taxes.
The residential exemption is written narrowly. It covers, in the Division's words, "any single or two family residential unit owned by an individual, estate, or trust," including where the unit was used for rental or home office purposes. Read that list carefully. It names individuals, estates and trusts. It does not mention limited liability companies, which is how a great many investment properties are held. If you are buying from an entity rather than a person, ask your attorney whether C-9600 applies before you set a settlement date. The answer puts a ten business day floor under your timeline, and it can hold the seller's proceeds in escrow pending a clearance letter.
We flag it because it is a timing item, and timing is what we sell. Whether it applies to your specific deal is a question for your attorney and not for us.
Per the New Jersey Division of Taxation bulk sales page.
Who issues your permit in Burlington County?
Usually your municipality, but not always. Construction permitting runs under the New Jersey Uniform Construction Code at N.J.A.C. 5:23 through a local enforcing agency. Most municipalities run their own construction office. Some ask the state to do it, and in Burlington County Bordentown City is served by the New Jersey Department of Community Affairs rather than by a city office. Several smaller municipalities share officials: one construction official serves both Delanco Township and Eastampton Township, and another serves both Bordentown Township and Fieldsboro Borough. Shared staff means a thinner inspection calendar, so book rather than assume.
The Department of Community Affairs publishes no public list of which municipalities it serves, so if yours is not named here, ring the municipal clerk or the DCA Southern Regional Office in Hammonton before you plan around it.
Two structural points cost more time than any fee:
- One application, four subcodes. Building, electrical, plumbing and fire protection are each reviewed and inspected by a different licensed official, and no certificate of occupancy issues until every one signs off.
- Prior approvals gate the permit. N.J.A.C. 5:23-2.15 requires your application to state that all state, county and local prior approvals are in hand. Plan review can start without them, but the permit cannot issue, and each of those bodies runs on its own meeting calendar.
Uniform Construction Code per NJ DCA and N.J.A.C. 5:23-2. State served and shared officials per the DCA local construction contacts roster.
Recording costs and the certificate every sale needs
New Jersey recording fees are set by statute at N.J.S.A. 22A:4-4.1: $30.00 for the first page of any instrument and $10.00 for each additional page or part thereof. Cancelling a mortgage is $20.00, a notice of settlement is $20.00, a marginal notation is $10.00 and a map or plat is $55.00. Counties may add indexing or abstracting surcharges, and we were not able to retrieve the Burlington County Clerk's own schedule, so confirm the county specific total with the Clerk or your title company.
Separately, every change of occupancy of a one or two family dwelling in New Jersey, including a sale, needs a smoke alarm, carbon monoxide alarm and portable fire extinguisher compliance certificate under N.J.A.C. 5:70-2.3. The state fee schedule charges $45 more than ten business days ahead, $90 at four to ten business days, and $161 inside four business days. Same inspection, three and a half times the cost for leaving it late. Resale certificate of occupancy requirements are separate again and are set municipality by municipality, since New Jersey has no statewide mandate, so ask your municipality what it wants and how far ahead.
What the Pinelands actually requires, and what it does not
This is where Burlington County differs from everywhere else we lend, and it is described wrongly in both directions. Some people think the Pinelands blocks all work. Others think it only affects farmers. Neither is right, and the distinction is simple enough to state exactly.
The Pinelands National Reserve covers 1.1 million acres. The state regulated Pinelands Area covers 938,000 acres and the Comprehensive Management Plan reaches all or parts of 56 municipalities across seven counties. Fourteen of Burlington County's 40 municipalities are in it: Bass River Township, Evesham Township, Medford Lakes Borough, Medford Township, New Hanover Township, North Hanover Township, Pemberton Township, Shamong Township, Southampton Township, Springfield Township, Tabernacle Township, Washington Township, Woodland Township and Wrightstown Borough. Medford Lakes, Shamong, Tabernacle, Washington and Woodland are wholly within it, so on those every parcel carries the layer. The rest are partly in, and you have to check the parcel.
The rule that matters to a rehabber
Under the Pinelands Commission's own exemption guidance applying N.J.A.C. 7:50-4.1, these are exempt from a Pinelands application:
Improvement, expansion or reconstruction of an existing single family dwelling, including interior and exterior work in the existing footprint and added rooms. Accessory structures, meaning a garage, shed, pool or deck, subject to scale, the Commission's own example of going too far being a garage twice the size of the house. Repair or replacement of an existing on lot waste water disposal system with the same or an approved alternative technology, on lots under 3.2 acres.
These require an application: a new single family home on a vacant lot, and subdivision, other than testamentary divisions, court ordered divisions and lot consolidations with no site improvements.
So a standard flip or a gut rehab of an existing Pinelands house is exempt. A teardown and rebuild is not. A septic replacement is exempt. A new septic for a new house is not.
Where an application is required, you file with both the Commission and the municipality, and the Commission's Certificate of Filing governs whether your local application can be deemed complete at all. That is the sequencing detail that catches people: the municipality cannot move until the Commission has. There is no official day count for that process, and guessing at one would be the single most expensive thing on this page to get wrong. Ask us what we have seen on comparable deals and we will tell you from our own files.
The management area designations set what is possible on vacant land, and they are severe in the deep Pine Barrens. The Preservation Area District allows essentially no new residential development. Forest Area allows one home per 28 acres. Rural Development Area allows one per five acres. Regional Growth Areas allow two to six homes per acre with sewers, and Pinelands Towns two to four. That is why Washington Township is the largest municipality by area in the county and effectively unpopulated, and why the buildable opportunity here is almost always an existing house rather than raw land.
Per the New Jersey Pinelands Commission's Comprehensive Management Plan summary, its municipality list, its management areas summary and its Application Exemption Guidance Document, revised January 9, 2024. Confirm your specific parcel on the Commission's interactive property map before you rely on any of this.
Where we lend in Burlington County
Every city, borough and township, grouped the way the county actually works. Burlington County runs from dense river boroughs on the Delaware to empty pine forest forty miles inland, and almost nothing about a deal is the same at the two ends.
The Delaware river towns
Prewar and early postwar stock in a chain of small municipalities along the river, at the affordable end of the county and the closest thing here to Philadelphia rowhome economics. We lend in Palmyra Borough, Riverton Borough, Cinnaminson Township, Delran Township, Delanco Township, Riverside Township, Beverly City, Edgewater Park Township, Burlington City, Burlington Township and Florence Township. Riverside Township at $222,100 is the lowest published value in the county and Palmyra at $234,800 and Burlington City at $239,000 are not far above it. Two naming traps live here and both cost people real time: Delran and Delanco are different municipalities, and so are Riverton and Riverside. Roebling is Florence Township.
Bordentown and the northern river
Three separate governments at the top of the county where it meets Mercer. We lend in Bordentown City, Bordentown Township and Fieldsboro Borough. Bordentown City is the one Burlington County municipality where the New Jersey Department of Community Affairs runs construction permitting rather than a local office, so you file with the state. Bordentown Township and Fieldsboro share a construction official.
The Route 38 and Route 73 corridor
The commercial spine of the county and its largest suburban markets. We lend in Moorestown Township, Mount Laurel Township, Maple Shade Township, Evesham Township and Hainesport Township. Moorestown at $697,200 is the top of the county. Evesham is the most populous municipality at around 49,500 people, and Marlton is Evesham Township rather than a place with a government, which is the single most common address confusion in this county. Maple Shade at $250,200 is the value entry of the group. Masonville and Ramblewood are Mount Laurel. Note that Evesham is one of the fourteen Pinelands municipalities, which surprises people who think of it as pure suburbia.
Willingboro and the inner ring
Uniform postwar stock at scale, originally built by Levitt and Sons, and the deepest supply of near identical houses anywhere in our footprint. We lend in Willingboro Township, Westampton Township, Eastampton Township and Mount Holly Township. Willingboro at $270,300 across nearly 33,000 people is the volume opportunity: when the stock is uniform, your comps are unusually reliable and a repeatable rehab scope actually works, which is rare. Mount Holly is the county seat at $274,700. Rancocas is Westampton.
Lumberton, Medford and the horse country
Larger lots, older farmhouses and lake communities, moving from suburban to rural as you go east. We lend in Lumberton Township, Medford Township, Medford Lakes Borough and Southampton Township. Medford at $514,800 is third in the county. Medford Lakes Borough is a separate municipality surrounded by Medford Township and is wholly inside the Pinelands. Vincentown and Leisuretowne are Southampton Township. Lumberton and Southampton are separate municipalities despite the similar sound.
The northern farm belt
Preserved farmland, large parcels and the county's second highest housing values. We lend in Mansfield Township, Chesterfield Township and Springfield Township. Chesterfield at $560,000 is second only to Moorestown, largely because of newer construction on large lots. Columbus is Mansfield Township, Crosswicks is Chesterfield, and Jobstown and Juliustown are both Springfield Township. Springfield is also partly in the Pinelands.
The Joint Base area
Joint Base McGuire Dix Lakehurst is a very large military installation spanning both this county and Ocean County, and it underpins rental demand across the municipalities around it. We lend in Wrightstown Borough, New Hanover Township, North Hanover Township, Pemberton Township and Pemberton Borough. Pemberton Township at $234,500 is one of the cheapest entries in the county and holds Browns Mills, Presidential Lakes Estates, Country Lake Estates and Birmingham. Pemberton Borough is a separate municipality from Pemberton Township. Cookstown is New Hanover. The Fort Dix and McGuire place names are not municipalities and both straddle two or three townships. If you are underwriting a rental to military demand, pull the current housing allowance rate for the area rather than relying on a figure from a forum, because it changes annually.
The Pine Barrens townships
The emptiest quarter of New Jersey, almost entirely inside the Pinelands, largely on well and septic. We lend in Tabernacle Township, Shamong Township, Woodland Township, Washington Township and Bass River Township. Tabernacle at $396,600 and Shamong at $442,400 are respectable values on very small transaction counts. Washington Township is the largest municipality in the county by land area and effectively unpopulated, sitting in Preservation and Forest management areas where new residential development is barely possible. Chatsworth is Woodland Township and Indian Mills is Shamong. On any of these, the existing house is the opportunity and the vacant lot usually is not.
Burlington County place names that are not municipalities
| If your address says | Your municipality is |
|---|---|
| Marlton | Evesham Township |
| Masonville, Ramblewood | Mount Laurel Township |
| Columbus | Mansfield Township |
| Crosswicks | Chesterfield Township |
| Jobstown, Juliustown | Springfield Township |
| Vincentown, Leisuretowne | Southampton Township |
| Browns Mills, Presidential Lakes Estates, Country Lake Estates, Birmingham | Pemberton Township |
| Cookstown | New Hanover Township |
| Chatsworth | Woodland Township |
| Indian Mills | Shamong Township |
| Rancocas | Westampton Township |
| Roebling | Florence Township |
| Fort Dix | Straddles New Hanover, Pemberton and Springfield Townships |
| McGuire AFB | Straddles New Hanover and North Hanover Townships |
| Mount Holly, Hainesport, Beverly, Edgewater Park, Riverton, Delanco | These are municipalities in their own right, despite sounding like villages |
Scroll the table sideways to see all of it.
The pairs to keep straight in this county: Delran and Delanco. Riverton and Riverside. Eastampton and Westampton. Lumberton and Southampton. Pemberton Borough and Pemberton Township. Medford Township and Medford Lakes Borough. Every one of those is two separate governments with two separate code offices, and in a couple of cases two different Pinelands answers.
We also lend across every county line
JDM Capital is a direct hard money lender in Burlington County NJ, funding fix and flip and fix and hold projects in all 40 municipalities. South and west is hard money lenders in Camden County NJ, which is where Marlton's neighbors in Voorhees and Cherry Hill sit. Further south west is hard money lenders in Gloucester County NJ. Across the Delaware is hard money lender in Philadelphia, and upriver from there hard money lenders in Bucks County. See where we lend for the full picture.
Burlington County hard money questions
How fast can a hard money lender close in Burlington County?
We close in as little as 7 days across all 40 municipalities, and rehab draws fund in as little as 24 hours after inspection. Speed comes from two things: we do not require an appraisal, and the person who approves your loan works here rather than at a credit committee you will never speak to. What can slow a closing down is almost always municipal, so read the permit and inspection sections above before you set a settlement date.
What does a hard money loan cost in Burlington County?
Rate and points are quoted per deal rather than posted, because they move with your leverage, your exit and the property. What we can tell you before you call is the part of the cost that is not ours: realty transfer tax here is a seller paid state fee, plus recording fees, and those are the same whichever lender you use. Send the address, the purchase price and the rehab budget and you will get real numbers.
How many municipalities are in Burlington County?
Forty. Three cities, being Beverly, Bordentown and Burlington, plus six boroughs and 31 townships, spread across roughly 800 square miles, which makes it the largest county in New Jersey by land area. We lend in all 40.
Does the Pinelands stop me renovating a house?
No. Improving, expanding or reconstructing an existing single family dwelling is exempt from a Pinelands application, as are accessory structures at a reasonable scale and the replacement of an existing septic system on a lot under 3.2 acres. What requires an application is a new house on a vacant lot, and subdivision. Fourteen of the county's 40 municipalities are in the Pinelands Area, five of them entirely.
Which township is Marlton in?
Evesham Township. Marlton is a census designated place with no government of its own, so your permit, your resale inspection and your zoning all run through Evesham. It is also worth knowing that Evesham is one of the fourteen Pinelands municipalities.
I live in Pennsylvania. What does New Jersey take on my exit?
The Realty Transfer Fee, which is imposed on the seller and runs $3,215.00 on a $400,000 sale, and an estimated Gross Income Tax payment of at least 2% of the gross sale price, collected at closing because you are not a New Jersey resident. The second is a prepayment. You recover it by filing a New Jersey non resident return, but it is cash you will not have on settlement day. The reciprocal agreement with Pennsylvania does not cover it. Ask your accountant about your own position.
Who issues permits in Bordentown City?
The New Jersey Department of Community Affairs handles it rather than the city. Bordentown City is the one Burlington County municipality we can confirm is state served for construction permitting. Elsewhere in the county you file locally, though several small municipalities share a construction official, which affects how quickly you can get an inspection rather than what it costs.
Where is the volume opportunity in Burlington County?
Willingboro Township, on the numbers. Nearly 33,000 people, a $270,300 median owner estimated value, and housing stock originally built by Levitt and Sons to a small number of repeated designs. Uniform stock means reliable comps and a rehab scope you can run more than once, which is unusual and valuable. The river boroughs from Palmyra down to Riverside are the other end of the same idea at lower prices.
Do you lend on rentals in Burlington County?
Both flips and rentals, roughly evenly. If you are keeping it, that is a fix and hold loan. Around the Joint Base, underwrite to the current published housing allowance rather than to a number someone quoted you, and if the building predates 1978 budget for New Jersey's lead paint rental inspection, which covers single and two family rentals and not just apartment buildings. We do not offer DSCR loans, so line up your permanent lender before you close with us.
Send us your Burlington County deal
Address, purchase price, rehab budget and your timeline is enough to get a real answer.