Hard Money Lenders in Gloucester County NJ
Fix and flip and fix and hold loans across Washington Township, Deptford, Glassboro, Woodbury, Mullica Hill 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 24 municipalities in Gloucester 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. Gloucester County has one city, ten boroughs and 13 townships, the fewest of any county we cover, and it is currently the fastest appreciating of the South Jersey counties we lend in. Prices are up 8.5% year to date on volume that is down 9.6%, which is a thin inventory market rather than a demand boom, and that combination is usually good for a rehabber.
What are the hard money loan terms in Gloucester 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 24 municipalities of Gloucester 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 Gloucester County?
The county median single family sale price was $428,000 in July 2026, up 1.9% year over year on 241 closed sales. The year to date picture is stronger: a $400,000 median through July against $368,750 in the same period of 2025, an 8.5% gain, on 1,354 closed sales against 1,497, so volume fell 9.6%.
Prices rising while transactions fall is a supply story. Fewer houses are for sale. Demand has not moved. For a rehabber that is the favorable version of a hot market, because your finished product meets thin competition, but it also means acquisition is the hard part and you should be ready to move when something appears. That is most of the reason people call us rather than a bank.
For context, over the same period the year to date median rose 6.9% in Burlington County, 5.0% in Camden County and 3.6% in Salem County. Gloucester led that group.
Townhouses and condominiums ran at a $303,500 median in July on 42 sales, and adult community housing at $411,500 on 29 sales. Both are small enough samples that a single month means little.
Per the New Jersey Realtors Local Market Update for July 2026, generated August 9, 2026, with the neighboring county figures from the same series.
What do properties cost by municipality?
From $511,300 in Harrison Township down to $202,700 in Paulsboro Borough, a spread of only 2.5 times, the narrowest of any county we cover. 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 in a market up 8.5% this year it trails reality. Rank municipalities with it. Do not price a deal with it.
| Municipality | Median value |
|---|---|
| Harrison Township | $511,300 |
| Woolwich Township | $456,000 |
| East Greenwich Township | $406,700 |
| Washington Township | $337,600 |
| Glassboro Borough | $314,400 |
| Gloucester County overall | $310,400 |
| Clayton Borough | $252,300 |
| City of Woodbury | $222,700 |
| Paulsboro Borough | $202,700 |
Scroll the table sideways to see all of it.
That is a 2.5 times spread from Harrison Township to Paulsboro Borough, the narrowest of any county we cover, which tells you something real about Gloucester County: it has no Main Line and no Camden. It is a middle market county almost all the way through.
The Census does not publish this figure for places under 5,000 people, so Wenonah, National Park, Westville, Newfield, Swedesboro and Woodbury Heights Boroughs and South Harrison Township have no row above. Those are also exactly the municipalities where a single unusual sale swings any median, so treat them as places to underwrite block by block. We lend in every one of them.
Municipal values from US Census QuickFacts, American Community Survey five year estimates 2020 to 2024.
Where the arbitrage actually is in this county
Woolwich Township grew 18.0% in population between 2020 and 2025, from 12,589 to 14,858, against 3.4% for the county. That growth is mostly new construction, and new construction is a difficult thing to flip against: your buyer is comparing your rehab to a builder warranty, so your after repair value is capped by new build pricing and a cosmetic refresh underperforms.
The opposite end is more interesting. Paulsboro at $202,700 and Woodbury at $222,700 sit at roughly 40 to 44% of Harrison Township's value, on older stock, in a county appreciating 8.5% a year. Forced appreciation math works better where the existing stock is cheap and tired than where it is new and plentiful. Note also that Harrison Township, despite the Mullica Hill reputation, grew only 2.9% over that period, which is slower than the county as a whole.
Population estimates from US Census QuickFacts, 2020 census base to July 1, 2025 estimate.
The New Jersey costs that land on your exit
The Realty Transfer Fee is $3,215.00 on a $400,000 sale, charged to the seller, and a Pennsylvania resident has another 2% of the gross withheld at closing. Pennsylvania investors are used to a transfer tax that is negotiable and payable at purchase. In New Jersey the Realty Transfer Fee is imposed on the seller, so it is a cost of your exit, and it is graduated rather than flat. On a $250,000 sale it is $1,325.00. On a $400,000 sale, which is precisely this county's year to date median, it is $3,215.00.
Then there is the one that surprises people. If you are not a New Jersey resident, the closing agent must collect 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 New Jersey's top rate of 10.75%. It is due even if the deal made no money. A New Jersey resident certifies residency on form GIT/REP-3 and pays nothing at the table. A Pennsylvania investor cannot, because the exemption turns on where you live rather than where the property is. New Jersey's own guidance states plainly that the reciprocal agreement with Pennsylvania 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 Deptford Township: $250,000 purchase plus $75,000 rehab, so $325,000 of project cost, which our loan covers in full at 100% of cost. Exit at $400,000, the county's year to date median, and the gross margin is $75,000 before financing and selling costs. The Realty Transfer Fee takes $3,215.00 of that. If you file as a Pennsylvania resident, the closing agent also holds back $8,000, which you recover later by filing in New Jersey but which is not in your pocket on settlement day. On a margin this size, those two lines are the difference between a good deal and an average one, and they are the reason we would rather you underwrite the exit before you underwrite the rehab.
Realty Transfer Fee per the New Jersey Division of Taxation, N.J.S.A. 46:15-7. Withholding per Nonresident Sellers of Real Property. General information rather than tax advice.
Who issues your permit in Gloucester County?
Your municipality. Every Gloucester County municipality we could confirm on the state roster runs its own construction code office rather than being served by the New Jersey Department of Community Affairs, which is a contrast with Camden County next door where two boroughs are state served. Clayton Borough and Glassboro Borough share a construction official between two separate offices, which is the pattern to expect in the smaller boroughs.
Two structural points about New Jersey permits matter more than which office you file with:
- 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 has signed off.
- Prior approvals gate the permit. N.J.A.C. 5:23-2.15 requires the application to state that all state, county and local prior approvals have been given. Plan review proceeds without them, the permit cannot issue, and on a rural parcel that can mean the board of health, the soil conservation district and the county planning board in sequence.
Construction official assignments per the NJ DCA local construction contacts roster, effective March 17, 2026. Uniform Construction Code per NJ DCA and N.J.A.C. 5:23-2.
On a private well, the sale cannot close until the water is tested
New Jersey's Private Well Testing Act applies squarely to the rural west and south of this county. Every contract of sale of real property whose potable water supply is a private well must include a provision requiring testing of that water supply as a condition of the sale. And closing of title shall not occur unless both the buyer and the seller have received and reviewed a copy of the water test results, certified in writing by both parties at closing.
That is a statutory bar on settlement. Nobody can waive it away as a contingency. Order the test the day you go under agreement on a well property in Franklin, Monroe, Elk, South Harrison or the rural parts of Harrison and Woolwich Townships.
Private Well Testing Act, N.J.S.A. 58:12A-26 et seq. The required contaminant panel and the validity window of a prior test are set within the act and its rules, so confirm the current parameters with your testing laboratory.
What are the recording costs?
New Jersey recording fees are set by state 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 and a marginal notation of discharge, assignment, postponement or release is $10.00. Counties may add their own indexing or abstracting surcharges on top, and we were not able to retrieve the Gloucester County Clerk's own published schedule, so confirm the county specific figure with the Clerk or your title company before you quote it to a partner.
Where we lend in Gloucester County
Every city, borough and township, grouped the way the county actually works. Gloucester County runs from working river towns on the Delaware to farmland on the Salem County line, and the housing stock changes with it.
The Delaware river towns
The oldest and cheapest stock in the county, with refinery and port employment behind it. We lend in Paulsboro Borough, National Park Borough, Westville Borough, West Deptford Township, Greenwich Township, Logan Township, the City of Woodbury and Woodbury Heights Borough. Paulsboro at $202,700 and Woodbury at $222,700 are the two lowest published values in the county and hold most of its pre 1940 twins and small colonials. Woodbury is the county seat and the county's only city. Gibbstown is Greenwich Township, Thorofare and Colonial Manor are West Deptford, and Bridgeport, Repaupo and Beckett are Logan Township.
Deptford and the Route 42 corridor
The county's retail spine, ringed with 1960s and 1970s ranches and splits that are now prime rehab candidates. We lend in Deptford Township and Wenonah Borough. They sit side by side and could not be less alike: Deptford is postwar suburban at scale, Wenonah is a small Victorian borough of a couple of thousand people. Almonesson, Good Intent and Oak Valley are all Deptford.
Glassboro, Pitman and Clayton
Rowan University drives rental demand in Glassboro, which grew from 23,149 people at the 2020 census to an estimated 24,483 by 2025. We lend in Glassboro Borough, Pitman Borough and Clayton Borough. Pitman has a walkable historic core and Clayton at $252,300 is the value entry of the three. Glassboro and Clayton share a construction official, so book inspections rather than assuming them.
Mullica Hill and the western farm belt
The newest and largest housing stock in the county, active subdivisions, and well and septic in the rural sections. We lend in Harrison Township, South Harrison Township, Woolwich Township, East Greenwich Township, Swedesboro Borough and Elk Township. Harrison Township at $511,300 is the top of the county and Woolwich at $456,000 grew 18% in population in five years. Mullica Hill is Harrison Township, not a municipality. Swedesboro Borough is separate from Woolwich Township, which surrounds it, so a Swedesboro mailing address may be either. Mickleton and Mount Royal are East Greenwich, Harrisonville is South Harrison, Ewan is Harrison and Monroeville is Elk Township.
Monroe, Williamstown and the south east
Large lots, mixed vintage stock and the two municipalities in this county that carry a Pinelands overlay. We lend in Monroe Township, Franklin Township and Newfield Borough. Williamstown is Monroe Township and Victory Lakes is inside it. Franklinville and Malaga are Franklin Township. Newfield is a borough of under two thousand people, entirely distinct from the Franklin Township that surrounds it.
Washington Township and Mantua
The highest transaction volume in the county, built out mostly between 1960 and 1990, and the practical middle of the Gloucester County flip market. We lend in Washington Township and Mantua Township. Turnersville, Hurffville and Grenloch are Washington Township. Sewell is the naming trap: it is a postal name spread across both Mantua Township and Washington Township, so a Sewell address alone does not tell you which construction office you are dealing with. Richwood similarly straddles Harrison and Mantua Townships.
The Glassboro Camden Line, and what is actually committed
An 18 mile passenger rail line from Glassboro to Camden has been proposed for years, and it comes up in every conversation about values along the corridor. Here is the honest status, because we would rather you underwrite the property than the rumor.
The project is proposed. Construction has not started. The official project materials publish no capital funding commitment, no construction start date and no opening date. What they do state is that preliminary engineering design began in October 2022 and was expected to take about three years. A two to three year design, bid and build process would follow. Passenger service is estimated to begin four to five years after construction starts. Fourteen stations are proposed, including Glassboro, North Glassboro, Pitman, Sewell, Mantua, Woodbury Heights and Woodbury in this county.
So the corridor is real as a plan and unfunded as a construction project. Do not pay a rail premium for a house today on the strength of a station that has no committed funding and no date. If it happens it will help, and by then you will have exited two or three deals.
Per the official Glassboro Camden Line project timeline.
The Pinelands in Gloucester County
Exactly two municipalities here sit in the state designated Pinelands Area: Franklin Township and Monroe Township. Pinelands rules constrain septic density and add a review layer, which matters most on Williamstown and Franklinville projects.
Be precise about what it requires. Under the Pinelands Commission's exemption guidance applying N.J.A.C. 7:50-4.1, improving, expanding or reconstructing an existing single family dwelling is exempt from Pinelands application, as are accessory structures at a sensible scale and the replacement of an existing on lot septic system on a lot under 3.2 acres. New construction on a vacant lot and subdivision are not exempt. A normal rehab is not a Pinelands problem. A teardown and rebuild is.
Per the New Jersey Pinelands Commission municipality list and its Application Exemption Guidance Document, revised January 9, 2024.
One more statewide gate on every sale
It costs $45 booked more than ten business days out and $161 booked inside four, for the identical inspection. 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 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 price for leaving it late. Municipalities administer within that schedule, so confirm the local figure with the fire official.
Resale certificate of occupancy requirements are separate and are set municipality by municipality, because New Jersey has no statewide mandate. Ask the municipality what it requires and how far ahead it must be filed at the same time you order the smoke certificate.
Gloucester County place names that are not municipalities
| If your address says | Your municipality is |
|---|---|
| Mullica Hill, Ewan | Harrison Township |
| Sewell | Mantua Township and Washington Township. It straddles both |
| Richwood | Harrison Township and Mantua Township |
| Turnersville, Hurffville, Grenloch | Washington Township |
| Williamstown, Victory Lakes | Monroe Township |
| Franklinville, Malaga | Franklin Township |
| Mickleton, Mount Royal, Wolfert | East Greenwich Township |
| Gibbstown, Billingsport | Greenwich Township |
| Bridgeport, Repaupo, Beckett | Logan Township |
| Thorofare, Colonial Manor | West Deptford Township |
| Almonesson, Good Intent, Oak Valley | Deptford Township |
| Harrisonville | South Harrison Township |
| Monroeville | Elk Township, not Monroe Township |
| Blackwood | Not Gloucester County. Gloucester Township in Camden County |
| Pitman, Wenonah, Swedesboro, Newfield | These are boroughs in their own right, each with its own code office |
Scroll the table sideways to see all of it.
The one to burn into memory: Gloucester Township is in Camden County and Gloucester City is in Camden County. Neither is in Gloucester County. Monroeville is in Elk Township rather than Monroe Township. And a Sicklerville address can be in Winslow Township in Camden County or in Washington Township here.
We also lend across every county line
JDM Capital is a direct hard money lender in Gloucester County NJ, funding fix and flip and fix and hold projects in all 24 municipalities. East and north is hard money lenders in Camden County NJ, which holds Gloucester Township, Gloucester City and Blackwood despite the names. North east is hard money lenders in Burlington County NJ. Across the Delaware is hard money lender in Philadelphia and, further up river, hard money lenders in Delaware County. See where we lend for the full picture.
Gloucester County hard money questions
How fast can a hard money lender close in Gloucester County?
We close in as little as 7 days across all 24 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 Gloucester 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 Gloucester County?
Twenty four. One city, which is Woodbury, plus ten boroughs and 13 townships. We lend in all of them, including the small boroughs the Census does not publish housing values for.
Which township is Sewell in?
Both Mantua Township and Washington Township. Sewell is a postal name that straddles the two, so the address alone does not tell you which construction office issues your permit or which resale inspection applies. Check the block. The ZIP will not tell you.
Is Gloucester Township in Gloucester County?
No, and this catches people every week. Gloucester Township and Gloucester City are both in Camden County. Blackwood is in Gloucester Township, so it is Camden County too. We lend in all of them, but you need the right county for your title work.
Is the Glassboro Camden Line actually happening?
It is proposed. Construction is unfunded. The official project materials publish no capital funding commitment, no construction start date and no opening date, and estimate service beginning four to five years after construction starts, which has not started. Fourteen stations are proposed, seven of them in this county. Underwrite the house on what it is worth today.
The property has a well. Does that slow the closing?
It can stop it outright if you leave it late. New Jersey's Private Well Testing Act requires the sale contract to include water testing as a condition of sale, and closing cannot occur unless both parties have received and reviewed the results and certified so in writing. Order the test the day you go under agreement. Waiting until you have a settlement date is how closings slip.
Where is the best value in Gloucester County?
On the numbers, the river towns. Paulsboro at $202,700 and Woodbury at $222,700 are around 40 to 44% of Harrison Township's value, on older stock, in a county whose median is up 8.5% year to date. The growth corridor in Woolwich and East Greenwich is the harder rehab play, because your finished house is competing against new construction with a builder warranty.
Do you lend on rentals in Gloucester County?
Both flips and rentals, roughly evenly. If you are keeping it, that is a fix and hold loan. Owner occupancy runs about 80% countywide, so the rental base is thinner here than in Camden County, which matters for your exit either way. We do not offer DSCR loans, so line up your permanent lender before you close with us.
Send us your Gloucester County deal
Address, purchase price, rehab budget and your timeline is enough to get a real answer.