Hard Money Lenders in Camden County NJ
Fix and flip and fix and hold loans across Cherry Hill, Camden, Gloucester Township, Collingswood, Haddonfield 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 36 municipalities in Camden 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. Camden County has two cities, 26 boroughs and eight townships. If you are crossing the bridge from Pennsylvania, the loan works exactly the same way, but the closing costs do not, and the difference lands on your exit rather than your purchase. That is the part of this page worth reading twice.
What are the hard money loan terms in Camden 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 36 municipalities of Camden 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.
The New Jersey costs a Pennsylvania investor does not expect
The Realty Transfer Fee is $3,215.00 on a $400,000 sale and New Jersey charges it to the seller, so it hits your exit rather than your purchase. A Pennsylvania resident also has 2% of the gross sale price withheld at the closing table. In Pennsylvania the transfer tax is usually split by agreement and you feel it going in. New Jersey reverses that. The Realty Transfer Fee is imposed on the seller, which means it is a cost of your exit rather than your entry, and it is graduated rather than a flat percentage. On a $250,000 sale it is $1,325.00 and on a $400,000 sale it is $3,215.00.
Two further items catch out of state investors specifically.
The mansion fee changed in 2025 and it now falls on the seller. New Jersey used to charge a flat 1% on residential sales of $1,000,000 or more, paid by the buyer. Under P.L. 2025, c. 69, signed June 30, 2025 and effective July 10, 2025, it is graduated from 1% up to 3.5% and it is legally imposed on the grantor instead of the grantee. That is mostly a Haddonfield and Cherry Hill problem in this county rather than a Lindenwold one, but if you are flipping at the top of the market it changed who writes the check.
Non resident sellers have tax withheld at the table. If you are a Pennsylvania based investor selling New Jersey property, the closing agent must collect an estimated Gross Income Tax payment before the deed records. The minimum is 2% of the gross consideration, or the gain multiplied by New Jersey's top rate of 10.75%, whichever is greater. It is due even if there is no gain. On a $400,000 exit that is $8,000 held back, recoverable only by filing a New Jersey non resident return afterwards.
The trap is assuming the Pennsylvania and New Jersey reciprocal agreement covers you. It does not. New Jersey's own guidance is explicit that the agreement covers compensation only, and that if you receive other income taxable in both states, including gain from the sale of property, you must file a New Jersey non resident return. A New Jersey resident seller simply certifies residency on form GIT/REP-3 and nothing is withheld. You cannot.
Worked example, and it is an illustration rather than a past deal
Take a house in Gloucester Township: $235,000 purchase plus $70,000 rehab, so $305,000 of project cost, which our loan covers in full at 100% of cost. Sell at $400,000 and your gross margin is $95,000 before financing and selling costs. Out of that, the Realty Transfer Fee takes $3,215.00, and if you are a Pennsylvania resident the closing agent also holds back $8,000 under the non resident rules. The withholding is a prepayment rather than a cost, but it is cash you do not have until you file. Plan your next deal's deposit around that.
Realty Transfer Fee schedule and computed amounts 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 and the PA and NJ reciprocal agreement guidance. This is general information rather than tax advice, and your accountant should price your specific deal.
What do properties cost across Camden County?
The county median single family sale price was $424,218 in July 2026, up 5.4% year over year on 419 closed sales, with 29 days on market and 2.5 months of supply. Year to date the median was $400,000, up 5.0%. Townhouses and condominiums ran well below that at a $265,000 median for the month.
New Jersey does not publish municipal median sale prices publicly the way the Pennsylvania suburban reports do, 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 against each other with it. Price a deal from comps.
| Municipality | Median value |
|---|---|
| Haddonfield Borough | $755,300 |
| Voorhees Township | $429,700 |
| Haddon Township | $406,900 |
| Haddon Heights Borough | $387,300 |
| Cherry Hill Township | $386,300 |
| Collingswood Borough | $380,400 |
| Berlin Borough | $336,300 |
| Audubon Borough | $307,400 |
| Gloucester Township | $277,800 |
| Stratford Borough | $273,800 |
| Barrington Borough | $273,200 |
| Winslow Township | $272,800 |
| Runnemede Borough | $252,300 |
| Bellmawr Borough | $239,400 |
| Pennsauken Township | $232,900 |
| Somerdale Borough | $224,600 |
| Clementon Borough | $223,500 |
| Pine Hill Borough | $204,600 |
| Gloucester City | $190,700 |
| Lindenwold Borough | $173,600 |
| City of Camden | $112,000 |
Scroll the table sideways to see all of it.
That is a 6.7 times spread from Haddonfield Borough to the City of Camden, inside a county you can drive across in half an hour. The Census does not publish this figure for municipalities under 5,000 people, so Merchantville, Magnolia, Lawnside, Oaklyn, Mount Ephraim, Brooklawn and Woodlynne Boroughs have no row above. Their absence from the table is a data limitation and nothing else. We lend in all of them.
County figures from the New Jersey Realtors Local Market Update for July 2026, generated August 9, 2026. Municipal values from US Census QuickFacts, American Community Survey five year estimates 2020 to 2024.
Who issues your permit in Camden County?
Your municipality in 34 of the 36, and the State of New Jersey in the other two. Audubon Park Borough and Chesilhurst Borough are both served by the Department of Community Affairs rather than a local office, which makes Camden County the clearest illustration in our footprint of why you check first.
New Jersey runs construction permitting under the Uniform Construction Code at N.J.A.C. 5:23, through a local enforcing agency. Most municipalities operate their own construction office. Some ask the state to do it instead, and in Camden County Audubon Park Borough and Chesilhurst Borough are both served by the New Jersey Department of Community Affairs rather than by a local office, across every subcode. If you buy in either one you file with the state rather than the borough.
Several of the smaller boroughs share staff, which matters for scheduling rather than cost:
- One construction official here serves two separate municipalities that do not even border each other.
- Several others hold subcode roles in a neighboring borough alongside their own.
- Every Camden County municipality on the state roster sends its elevator subcode to the Department of Community Affairs.
Shared staff means a thinner inspection calendar. Book a week out and assume nothing about next day availability.
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, prior approvals per N.J.A.C. 5:23-2. State served municipalities per the DCA local construction contacts roster. The DCA publishes no public list of which municipalities it serves, so if yours is not named above, ring the municipal clerk or the DCA Southern Regional Office before you assume.
Resale inspections, and the one that will break a fast settlement
New Jersey has no statewide resale certificate of occupancy requirement. Municipalities impose their own, and they vary wildly. Haddon Township requires its residential resale application to be filed and paid for at least 14 business days in advance of the closing date, and runs inspections on Mondays and Wednesdays between 8:00 and 10:00 in the morning only. Two mornings a week is the real constraint. The fee is beside the point. Collingswood Borough requires a residential inspection for sale of property. The City of Camden handles all inspections for a continued certificate of occupancy through its Building Bureau.
What is statewide is the smoke alarm, carbon monoxide alarm and portable fire extinguisher certificate, required on every change of occupancy of a one or two family dwelling including a sale. The state fee schedule charges $45 if you apply more than ten business days ahead, $90 at four to ten business days, and $161 inside four business days. Applying late costs three and a half times as much as applying early, for the same inspection.
Haddon Township per its Construction Office. Camden per the Construction and Building Bureau. Smoke certificate requirement per N.J.A.C. 5:70-2.3 with fees at N.J.A.C. 5:70-2.9(d). Confirm current municipal fees with the local fire official, since municipalities administer within the state schedule.
What are the recording costs?
New Jersey recording fees are set by statute and are low by Pennsylvania standards. The Camden County Clerk charges $30.00 for the first page of a deed and $10.00 for each additional page, plus a $10.00 abstracting fee and a $5.00 contribution to the Homeless Trust Fund, for a stated minimum of $55.00. A mortgage is $30.00 for the first page, $10.00 per additional page and the $5.00 Homeless Trust Fund charge. A marginal notation is $10.00 per document.
Per the Camden County Clerk, citing Chapter 370, P.L. 2001.
Where we lend in Camden County
Every city, borough and township, grouped the way the county actually works. Camden County packs 36 separate governments into 222 square miles, so the code office changes far more often than the streetscape does.
Camden City and the Delaware riverfront
The oldest and cheapest stock in the county, on the river opposite Philadelphia. We lend in the City of Camden, Gloucester City, Brooklawn Borough, Woodlynne Borough and Pennsauken Township. Camden has a $112,000 median owner estimated value and is a genuinely different regulatory environment from the rest of the county, which we cover in its own section below. Pennsauken fronts directly on the Delaware and includes Petty's Island. Gloucester City sits between the two at $190,700.
The Haddon ring and the inner boroughs
Walkable prewar boroughs on the PATCO line, the most desirable stock in the county, and nine separate governments in a few square miles. We lend in Collingswood Borough, Haddonfield Borough, Haddon Township, Haddon Heights Borough, Audubon Borough, Audubon Park Borough, Oaklyn Borough, Merchantville Borough and Mount Ephraim Borough. Understand that Haddonfield, Haddon Heights and Haddon Township are three entirely separate municipalities with three separate code offices, not neighborhoods of one another. Haddonfield became the second municipality in New Jersey after Cape May to establish a historic preservation district, in 1971, so confirm what exterior review applies before you plan a facade change. Audubon Park Borough is one of the two municipalities where the state runs construction permitting. Westmont is the downtown of Haddon Township and has no government of its own.
Cherry Hill and the Route 70 corridor
One township, nearly 80,000 people and a $386,300 median value, built mostly between 1950 and 1980 and now squarely in rehab territory. We lend across Cherry Hill Township. Barclay, Golden Triangle, Springdale, Greentree, Ellisburg, Erlton, Woodcrest and Kingston Estates are all Cherry Hill, not places with governments of their own. The Cooper River forms the border with Haddonfield.
Gloucester Township and the Black Horse Pike
The second largest municipality in the county at over 67,000 people, and the one with the most postal names attached to it. We lend across Gloucester Township. Blackwood, Glendora, Chews Landing, Blenheim, Erial and Hilltop are all Gloucester Township. Two warnings that cost people real time here. Gloucester Township is in Camden County and Gloucester County is a different county entirely, and a Blackwood or Sicklerville mailing address can sit in Washington Township in Gloucester County rather than here.
The White Horse Pike boroughs
Nine small boroughs of postwar and prewar stock at the affordable end of the county, several of them under 5,000 people. We lend in Barrington Borough, Bellmawr Borough, Runnemede Borough, Magnolia Borough, Somerdale Borough, Stratford Borough, Laurel Springs Borough, Lawnside Borough and Hi-Nella Borough. Lawnside has a distinct history as one of the first independent self governing Black communities in the northern United States. These boroughs are where shared construction officials are most common, so the inspection calendar is the thing to plan around.
Clementon, Lindenwold and Pine Hill
The cheapest entry outside Camden City, with the deepest supply of small older stock and the highest rental demand. We lend in Clementon Borough, Lindenwold Borough and Pine Hill Borough. Lindenwold at $173,600 is the second lowest median value in the county and sits on the PATCO terminus, which is why it holds up as a rental market.
Voorhees, Gibbsboro and the Berlins
Newer eastern suburbs and two municipalities that share a name and nothing else. We lend in Voorhees Township, Gibbsboro Borough, Berlin Borough and Berlin Township. Berlin Borough and Berlin Township are separate governments, and West Berlin is a place inside Berlin Township rather than a municipality. Echelon, Kirkwood, Kresson and Osage are all Voorhees. The Cooper River rises in Gibbsboro.
The Pinelands south east
Rural, sandy, largely on well and septic, and subject to an extra layer of state approval that the rest of the county does not have. We lend in Winslow Township, Waterford Township and Chesilhurst Borough. Sicklerville is Winslow, and so despite the name are Waterford Works, Blue Anchor, Cedar Brook and West Atco. Atco itself is Waterford Township. Chesilhurst is the county's second state served municipality for construction permits, so you file with the Department of Community Affairs there.
And one that is barely a place at all
We also lend in Tavistock Borough, which exists essentially as a golf club with a municipal government attached and has a population small enough that any published median for it would be meaningless. We include it because we said all 36 and we meant all 36.
The Pinelands, and what it actually requires
Five Camden County municipalities sit in the state designated Pinelands Area: Berlin Borough, Berlin Township, Chesilhurst Borough, Waterford Township and Winslow Township. Chesilhurst and Waterford are within it across their whole land area, so every parcel there carries the Pinelands layer. Berlin Borough, Berlin Township and Winslow are partly in.
Here is the part that gets overstated, so we will be precise. Under the Pinelands Commission's own exemption guidance at N.J.A.C. 7:50-4.1, the improvement, expansion or reconstruction of an existing single family dwelling is exempt from Pinelands application, including interior and exterior work and added rooms. Accessory structures like a garage, shed, deck or pool are exempt, subject to scale. Replacing an existing on lot septic system is exempt where it is the same or an approved alternative technology on a lot under 3.2 acres. What is not exempt is a new single family home on a vacant lot, and subdivision.
So a standard rehab of an existing Pinelands house does not need Pinelands Commission review. Ground up construction and subdivision do. If someone tells you the Pinelands stops you renovating, they are wrong, and if someone tells you it does not affect you at all, they are also wrong.
Municipality list per the New Jersey Pinelands Commission. Exemptions per the Commission's Application Exemption Guidance Document, revised January 9, 2024, applying N.J.A.C. 7:50-4.1. Confirm your specific parcel on the Commission's interactive property map.
Camden City has rules the rest of the county does not
Camden has a rent control ordinance, a rental certificate requirement before occupancy, and an inspection that will not even be scheduled until your taxes and utilities are current. The numbers there can be compelling. Go in knowing all three.
There is rent control. Camden has a rent control ordinance, adopted as Ordinance No. MC-1719 on March 12, 1981 and sitting at City Code section 650-12, with allowable increases indexed to the Philadelphia metropolitan area consumer price index. A dedicated Bureau of Rent Control operates inside Code Enforcement. If your plan is a buy and hold with an aggressive rent reset, model it against the ordinance first.
Rentals need a certificate before occupancy. Rental properties must be inspected and hold a Rental Approval Certificate prior to occupancy, and multiple dwellings of three or more units require a license.
The prerequisites are paperwork rather than construction. Before an inspection is even scheduled, the city requires taxes current, utilities active at the time of inspection, inspection fees prepaid, and registration with both Rent Control and the Municipal Clerk. That means a Camden closing or a Camden rental can stall on paperwork that has nothing to do with the condition of the building. Start that process early rather than after the rehab.
Per Camden Rent Control and Camden Housing and Code Enforcement.
Buying a pre 1978 rental? Read this before you close
New Jersey's lead based paint rental inspection law, P.L. 2021 c.182 at N.J.S.A. 52:27D-437.16 and N.J.A.C. 5:28A, covers all single family, two family and multiple rental dwellings built before 1978. Most investors assume it is a multifamily rule. It is not. Inspection is required every three years or upon tenant turnover, whichever is earlier, performed by the municipality's permanent local agency or a lead evaluation contractor certified by the Department of Community Affairs. There is a $20 per unit charge to the Lead Hazard Control Assistance Fund on top of the inspection fee, and a lead safe certificate lasts two years.
In municipalities where 3% or more of children tested show elevated blood lead levels, the method is dust wipe sampling rather than a visual assessment, which is a more demanding standard. Much of urban Camden County falls into the higher risk category, so confirm locally which applies. Every deadline in the statute has now passed, so treat any pre 1978 rental you buy as already due.
Per NJ DCA lead based paint inspections guidance and N.J.A.C. 5:28A.
Camden County place names that are not municipalities
| If your address says | Your municipality is |
|---|---|
| Blackwood, Glendora, Chews Landing, Blenheim, Erial, Hilltop | Gloucester Township |
| Grenloch | Gloucester Township here, and also Washington Township in Gloucester County |
| Sicklerville | Winslow Township, but the postal area also reaches Gloucester Township and Washington Township in Gloucester County |
| Waterford Works, Blue Anchor, Cedar Brook, West Atco, Braddock, Ancora, Albion | Winslow Township, despite the Waterford name |
| Atco | Waterford Township, with a small southern edge in Winslow Township |
| Barclay, Golden Triangle, Springdale, Greentree, Ellisburg, Erlton, Woodcrest, Kingston Estates | Cherry Hill Township |
| Echelon, Kirkwood, Kresson, Osage | Voorhees Township |
| Westmont | Haddon Township |
| West Berlin | Berlin Township |
| Turnersville | Not Camden County. Washington Township in Gloucester County |
| Marlton | Not Camden County. Evesham Township in Burlington County |
Scroll the table sideways to see all of it.
Ashland is the one we will not pin down for you. Sources place it in Cherry Hill and sources place it in Voorhees, and rather than pick one we would tell you to confirm the block before you file. If your address is not on this list at all, call the municipality first.
We also lend across every county line
JDM Capital is a direct hard money lender in Camden County NJ, funding fix and flip and fix and hold projects in all 36 municipalities. West across the Delaware is hard money lender in Philadelphia. South and west is hard money lenders in Gloucester County NJ, which is where a Turnersville or Grenloch address usually lands. East and north is hard money lenders in Burlington County NJ, which holds Marlton. See where we lend for the full picture.
Camden County hard money questions
How fast can a hard money lender close in Camden County?
We close in as little as 7 days across all 36 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 Camden 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 Camden County?
Thirty six. Two cities, Camden and Gloucester City, plus 26 boroughs and eight townships. We lend in all of them, including Tavistock Borough, which is effectively a golf club with a government.
Who pays the transfer fee in New Jersey?
The seller. New Jersey's Realty Transfer Fee is imposed on the grantor and collected by the county clerk at recording, which is the reverse of how Pennsylvania deals usually get negotiated. It is graduated: $1,325.00 on a $250,000 sale and $3,215.00 on a $400,000 sale. Since July 2025 the supplemental fee on sales of $1,000,000 and above also falls on the seller.
I live in Pennsylvania. Will New Jersey withhold tax when I sell?
Yes. A non resident seller must make an estimated Gross Income Tax payment before the deed records, at the greater of 2% of the gross sale price or the gain multiplied by 10.75%, and it is due even if there is no gain. The Pennsylvania and New Jersey reciprocal agreement does not cover this, because it applies to compensation rather than to gain on the sale of property. You recover it by filing a New Jersey non resident return. Speak to your accountant about your own position.
Do I need a certificate of occupancy to sell?
It depends on the municipality, because New Jersey has no statewide resale requirement. Haddon Township needs the application at least 14 business days before closing and only inspects on Monday and Wednesday mornings. Collingswood and Camden City both run resale inspections. What is statewide is the smoke alarm, carbon monoxide and fire extinguisher certificate on every sale of a one or two family home, and applying inside four business days costs $161 instead of $45.
Does the Pinelands stop me renovating?
No. Improving, expanding or reconstructing an existing single family dwelling is exempt from Pinelands application, and so is replacing an existing septic system on a lot under 3.2 acres. New construction on a vacant lot and subdivision are not exempt. In Camden County this affects Berlin Borough, Berlin Township, Chesilhurst, Waterford and Winslow.
Do you lend in Camden City?
Yes. Go in knowing there is a rent control ordinance indexed to the Philadelphia CPI, that rentals need an approval certificate before occupancy, and that the city requires taxes current and utilities on before it will even schedule the inspection. Those are administrative gates rather than construction ones, and they are the reason Camden timelines slip.
Do you lend on rentals in Camden County?
Both flips and rentals, roughly evenly. If you are keeping it, that is a fix and hold loan. Budget for the New Jersey lead paint inspection if the building predates 1978, which covers single family 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 Camden County deal
Address, purchase price, rehab budget and your timeline is enough to get a real answer.