South Jersey Real Estate News & Market Trends

You’ll find our blog to be a wealth of information, covering everything from local market statistics and home values to community happenings. That’s because we care about the community and want to help you find your place in it. Please reach out if you have any questions at all. We’d love to talk with you! 

Joe Wiessner Realty Logo

The content in this blog comes directly from the Owner/Broker of Joe Wiessner Realty. There are certain reoccurring constants in real estate deals that often times need reassurance and clarification from an experts point of view. Joe Wiessner has seen just about every real estate situation and has successfully guided thousands of clients and is always leading his Agents by example.

Joe Wiessner is able to see real estate trends before they go mainstream. This edge is your edge. It's natural to Joe to want to be on the cutting edge of break through advances in all aspects of real estate. He loves technology, especially implementing the latest and greatest marketing tools which lead to better - more efficient processes.

He also keeps up to speed on the constant policy changes that directly impact his Buyers and Sellers. Joe is immersed in the day to day business and is well respected as an industry leader. Always a self-starter, he is largely self-educated and well read. Collectively, Joe has assembled a vast knowledge base that will undoubtedly help many other Buyers and Sellers enabling better and faster results. 

From time to time there is an important local issues that will likely have relevance to decisions on where to live. Joe Wiessner will also comment on these. Feel free to comment of contact us directly.

A student of the game of real estate, "If your not reinventing your business every two years, you're a dinosaur, that's how fast things change in real estate." - Joe Wiessner


Feb. 11, 2021

Wiltons Corner Super Subdivision Sicklerville

Wilton's Corner is a large, planned unit development (PUD) built over many years ca. 1991 to 2008 which covers over 700 acres. Over 1,200 families reside at Wilton's Corner. Most dwellings are single family homes, however, there are 5 separate townhouse associations on site. Both the single homes and town houses are covered by a master association. All units pay into the Association.

The major builders over the years a Wilton's Corner were: TH Properties, Ryan Homes, and Heritage Builders

Community amenities include:

POOL: Large swimming pool for use of Wilton's Corner residents. Also, on site is a kiddie pool and tot lot located in the pool area. When in season, the pool has lifeguards on duty.

TOT LOT: Wilton’s Corner has three tot lots for playground fun. This amenity is available for residents.

CLUBHOUSE: The Clubhouse rentals are reserved for Wiltons Corner residents only. General gathering are permissible (engagements, birthdays, graduations, etc)

WALKING PATHS AND BIKING TRAILS: miles and miles of curb and sidewalk make for good aerobic exercise. The paved trail is a favorite of residents. Common activities are walking, jogging, biking and rollerblading. The Meeting House Lane Loop is approximately 2.5 miles.

Detached Singles Family Homes — Average lot size is approximately .25 acres. Average interior square footage is approximately 2,700 sq. ft. Most have 3 to 4 bedrooms, 2.5 to 3 baths, full basements, and 2-car attached garages. 

Townhouses — There are 5 Townhouse sections of Wilton's Corner, each with their own Association. The average interior living space is approximately 2,100 sq. ft.  The units have 2 to 3 bedrooms, 1.5 to 3 baths, and full basements. About one-third of the townhouses have garages.

Arbors Townhouse Association (Colts Neck Drive, Bridle Path, Stable Ct, and Saddle Lane).

Bowen's Court Townhouse Association (Normans Ford Drive)

Coachlight Townhouse Association (Coachlight Drive)

Towne Square / King's Crossing Association (Candlestick Lane, Tailor Lane, Tavern Lane)

Wagon Wheel Townhouse Association (Wagon Wheel Drive)

Wilton's Corner can be accessed from New Brooklyn-Erial Road onto Wiltons Landing Road, Prospect Road, or Duke Drive.

Posted in Communities
Feb. 7, 2021

Tips for Buying Foreclosure Homes

Distressed real estate will always be a part of the market. Foreclosure is the general term used when speaking about a property that has landed in default. There are different types of property in default, some are known as Short Sales, some are termed HUD Houses, REO, or Auction properties. There are differences to each.

These properties are more difficult to purchase compared to non-distressed, well maintained houses, but if the value is well below retail market value and the Buyer has the ability to do repairs then "Foreclosures" can make sense. Most of the time the biggest issue is not getting the purchase money, its getting the repair money. That's why most of these properties are snapped up by CASH Investors.

Mortgage money availability varies depending on condition. If the Buyer is an owner occupant the most common forms of purchase and repair money is by FHA 203k or Fannie Mae Home-Path financing. Beyond those, not many other options.

Joe Wiessner Realty has relationships with Lenders that have alternate financing for these types of distressed homes.  As usual the first step would be for Buyers to get pre-qualified for the loan. In some cases this special financing extends to Investors as well as Owner Occupants.

The degree of disrepair varies wildly from property to property. Properties that have public water, public sewer, and natural gas are typically easier to deal with, these are almost always sold "as is" subject to inspections. The usual problem is that the inspections are due to be completed within 7 days after contracts are executed. Failure to deliver the inspection results to the Seller in a timely fashion jeopardizes the opportunity to cancel the deal if unknown significant issues are revealed.

These Foreclosed properties are not for the faint of heart. The most important thing to do is hire a Realtor who has experience in dealing with distressed homes. They will know how to navigate properly and steer you clear of everyone's major fear, "THE MONEY PIT." 

Joe Wiessner Realty has sold 100's of these distressed properties. Contact us today! 609-561-1010

Posted in Buyer Tips
Feb. 2, 2021

Serenity Now Folsom NJ

Folsom Borough is a quiet and very rural community located in the heart of the Pinelands National Reserve. Live and Let Live is the mantra here. Folsom NJ White CedarsDid you know that Folsom's population is less than 2,000 residents? Plenty of land area, not many people. The local government is not intensely intrusive and the residents like it that way! Zoning prohibits most residential new construction on less than 2 acres — so new construction is sparse which assists in maintaining the country feel and mature character of the area.

Covers All the Bases

There's a broad mix of housing in Folsom. Waterfront homes off of Collings Drive and Fenimore Ave are affordable and typically standard build. Folsom NJ Park The Park Avenue area properties are mostly moderate sized ranchers that offer good value. The Penny Pot section, farther to the East, are larger homes, most over 2,000 square feet and on larger parcels. Homes for sale in Folsom on Backline Road and 14th Street are quite coveted — moderate to very high end pricing can be expected. Mays Landing Road has a mix of all types of real estate, commercial, light commercial, service industry, large homes, farmland, and smaller homes.

Super Low Property Taxes

Folsom takes pride in having super low property taxes. No nonsense governing — just the essentials at Boro Hall — help keep costs down and personal freedom at a premium. The ratable base is assisted by South Jersey Industries — aka South Jersey Gas. Folsom Borough has a Code Enforcement Officer whose responsibility is to ensure public safety and to preserve the character of the zone. The New Jersey State Police and Atlantic County Sheriffs Department monitor and patrol the Borough. Folsom Boro Hall is located just south of Mays Landing Road on Route 54.

Take This Job and Love It!

Notable Folsom Business Concerns:

J. Flether Creamer & Son, INC

ML Ruberton Construction

South Jersey Industries (South Jersey Gas)

Local 172 — The New Jersey Laborers Union

IBEW Local 351 — The International Brotherhood of Electrical Workers.

The personality of the community often is shaped by the industry rooted there. Folsom attracts the rugged individual — people that can build things, fix things, and don't watch the clock. The majority of the men and women who live in Folsom are are employed by the above venerable employers. Folsom NJ Sign Joe wiessner"Blue Collar" is a badge of honor, a very well respected title in Folsom. The large projects that punctuate the landscape are completed by the hands of these Folsom Companies. J. Fletcher Creamer & Son, INC and ML Ruberton are multi-function heavy construction businesses with a focus on highway construction and safety. Many of the large road signs and guide-rail (Guardrail) on the the major highways of New Jersey are installed by these two companies. With thousands of pieces of construction equipment, many specialty machines, and in many cases, if it doesn't exist, they just create it! The talented work work force of Folsom build the infra-structure that makes America Great. Hats off to Folsom, "Probably Hard Hats!"

The Folsom School

The centerpiece of the Folsom Community is the Folsom School serving students from Pre-K to 8th Grade. On average the school has an enrollment of 525 students. Folsom School Joe WiessnerThe New Jersey Inter-District School Choice Program provides the opportunity for non-resident students to attend Folsom School at no cost to their parents or guardians. As a component of a sending/receiving agreement, Folsom Students 9th Grade to 12th Grade attend Hammonton High School. The school ranks well in test scoring statewide and provides a tremendous amount of communal pride. Also, Folsom High School students can attend Atlantic County Institute of Technology in Mays Landing or Charter-Tech High School for the Performing Arts.

Click Here to see the Folsom School State rankings

Folsom Waterfront Collings Drive

Posted in Communities
Feb. 2, 2021

A Warm Waterford Twp Welcome

Waterford Township —aka Atco —  has an interesting mix of sight and sound. Atco borders the Wharton State Forest, which is the largest single tract of land in the State Park system of New Jersey. There’s the familiar and unmistakable stillness of the pine woods and neighboring farm fields — its total serenity! Waterford Twp NJ JWREnter Atco Raceway — this is where the natural world meets man and machine, gasoline and glory. And it all blends together in Atco. At the end of the day, its the mix, of calm and frenetic that embodies the area. The Old White Horse or Route 30, hunters or suburbia, farmers or developers, horses or horsepower?  — The citizens of Waterford Township take great pride in making it all work. They revere and respect the past, while always looking towards the future. The balance between the pines and the people is a delicate mix. No community does it better. If affordable rural living is your desire — Waterford Township may be a perfect fit.


Which one is it? Waterford or Atco? It still seems unclear, but the locals would consider anything within the vicinity of Atco Avenue — Atco. And everything else Waterford. Atco Records LogoGiven the choice, most would prefer Atco. Don’t tell the Mayor!  It is unclear the exact origin of the name Atco. It’s likely the area gets its name from the Atlantic Transport Company, a major ship building concern in the early 1900’s. Another possible Atco namesake may have been derived from the Indian word for “Land of Many Deer.”  The famous record label Atco Reords may have ties to the region. The Presswell vinyl plant in nearby Ancora churned out millions of 45's and LP's, including many famous Acts (The Beatles, The WHO, and Sonny and Cher), just to name a few!


Echoing through the tall pines, out of nowhere, is the explosive roar of pure horsepower. When the nitro’s are in town you can hear the thunderous wave — rolling all the way to Hammonton. Atco RacewayAtco Raceway is a 1/4 mile, asphalt, melt the tires off the rims drag-strip. Its the polar opposite of the natural woods that surround it.  Opened in 1960, it is the oldest drag-strip in New Jersey. The track is also sanctioned by the NHRA, the largest sanctioning body in drag racing. Atco Raceway averages 250 events each year, making it one of the busiest tracks in the country.


Educational options abound in Atco. The Waterford Township School District serves grades K-6th grade. Atco Elementary serves grades to 1-2,  and Thomas Richards Elementary grades 3-4. Waterford Elementary instructs Kindergarten and grades 5-6. Public School students grades 7 – 12 attend Hammonton Middle School and Hammonton High School respectively. This is part of a sending/receiving relationship with the Hammonton Public Schools.

Click Here for Waterford Public Schools State Rankings


The Assumption Church is sanctuary for Christ the Redeemer Parish, and is located at 318 Carl Hasselhan Drive, is a Catholic Church adjacent to the Assumption School. Christ the Redeemer ChurchAn expression of today's modern Catholic Church, an exquisite building, translucent stained glass, and lush grounds. Not sure what is more beautiful, the majestic church architecture or the inspiring detail of the surrounding landscape. A sacred and favorite congregating place, The Assumption Church reflects the sanctity of the Waterford faithful. The St. Anthony Church,  another gorgeous structure located in Waterford Works, is an affiliate of Christ the Redeemer.


Most homes in Waterford Township set on picturesque rural parcels. Lot sizes are commonly measured in acres, not square feet. There are a number of developments that do provide curb and sidewalk  living. The development names give a glimpse of the the community’s affinity to aspire to carry-on as worthy stewards of the woods so prized. Some developments have public water and sewer — these include  Whispering Pines Waterford Edge, Villas, Water Bridge, and Sapling Run. 

Waterford Veterans Memorial


Posted in Communities
Feb. 2, 2021

Quick History Berlin Boro NJ 08009


Lonaconing Trail was used by Native Americans to traverse the wilderness of Southern New Jersey. Lonaconing in its pure context means “meeting place of streams”. What is now Berlin was once known as “Longacoming” a derivative of the authentic Indian term. Long-A-Coming became a stagecoach stop located at the halfway point between Philadelphia and Atlantic City.

Stagecoaches were replaced by a rail line in 1853 with a station built three years later named Long-A-Coming. Confusion over the name resulted in renaming the stop Berlin Station, the namesake of today’s community. The most obvious use of the name Lonaconing is a housing development in Berlin. The community has 97 luxury town-homes with an additional 46 single family homes. Located off of Cross Keys Road adjacent to Berlin Park, the community was designed with physical fitness in mind. Walking trails, ball fields, and tennis courts are all a part of the Lonaconing Lifestyle.


Families move to Berlin Borough for many reasons. The main reason is for the highly ranked and regarded school systems. Public school students in Pre-Kindergarten through eighth grade attend the Berlin Community School. Public school students in grades 9 – 12 attend the Eastern Camden County Regional School District.

Schools in the are Eastern Intermediate High School serving grades 9 and 10, and Eastern High School with for grades 11 and 12. The schools serve the communities of Berlin Borough, Gibbsboro and Voorhees Township. Both schools are located on the same site, but operate independently. Our Lady of Mount Carmel Regional School is a Catholic Elementary School serving Berlin Borough and the surrounding areas. Founded by the Irish Sisters of Mercy, the dedicated faculty educates students K-8.


Lucien Logo Berlin NJ Luciens is the area premier Event Specialists. An incredible event facility hosting major life functions. Weddings, corporate meetings, political events, anniversaries, and other gala’s. Known for excellent cuisine, service, and expert event production, Luciens has been a landmark on the White Horse Pike since 1898. Notable Gardens and one of the largest solar parking garages in South Jersey reveals Luciens commitment to renewables.

Posted in Communities
Feb. 2, 2021

Mays Landing Real Estate in the Balance

Mays Landing in Hamilton Township, Atlantic County is the second  largest municipality in land size in the entire State of New Jersey. At 113 square miles, Mays Landing  is a unique mix of two worlds. To the west there are thousands of acres of blueberries (Atlantic Blueberry Company) and tens of thousands of acres of pristine pine forests. 

Traveling eastward, closer to Atlantic City, a thriving modern suburb. The Federally protected Pinelands National Reserve dominates 3/4 of the western portion of the municipality. Restrictive Pinelands Commission Regulations from unelected officials have surreptitiously prevented development of privately owned lands. 

Hamilton Township 08330 Municipal Building

Large tracts of forested land have been preserved by public purchase or by regulatory default to mixed reviews. Property owners to the east, with property in the Regional Growth Area (RGA) zone have been the financial beneficiaries of huge infra-structure installations for roadways, public water, and sewer. The Municipal Master Plan has created extreme inequities in land values between the forested zone and the RDA as evidenced by high land values to the east and gutted land values for property owners in the western Pines. 

Mays Landing has a good vibe about it. Excellent access provided by the AC Expressway and the Black Horse Pike (US Route 322), the Garden State Parkway is also close-by. Mays Landing is home to excellent education (Pre-K to Atlantic Cape Community College). At the core of Mays Landing is the County Government. Many residents are employed by the various government agencies at the Atlantic County Campus. Finding Mays Landing homes for sale is relatively easy in a growing market. Some Mays Landing "High End" waterfront opportunities are available on the the Great Egg Harbor River and Lake Lenape. The easy access by boat to the Bay and and Atlantic Ocean drives demand. 


Mays Landing is the governmental hub of Atlantic County. Home to:

Atlantic County Superior CourtAtlantic County Criminal Court Complex

Atlantic County Justice Facility

The Sheriffs Office

County Clerk

Atlantic County Prosecutor's Office

Atlantic County Surrogates Office

Many major judicial offices are located at the Atlantic County campus located at 4997 Unami Blvd in Mays Landing. The Criminal Division is responsible for processing and managing all indictable criminal cases involving Atlantic County adult offenders.

The Atlantic County Sheriff’s Office consists of about 100 officers and approximately 35 civilian staff positions. The Sheriff’s Office mission is to protect the lives, property and rights of all people and to maintain order and to enforce the law. In that pursuit, officers conduct community policing and bicycle patrol, as well as traffic safety. The Sheriff’s Office still  provides officers for the security of the courts. Officers still serve legal process but now also do traffic enforcement. The Sheriff conducts the auction for foreclosed homes, Atlantic County Sheriff Sales. 

The Gerard L. Gormley Justice Facility (Atlantic County Jail) opened in 1985 and enables pretrial detention for male and female inmates and sentenced County offenders awaiting dispatch to State facilities. Atlantic County JailMany Correction Officers are employed here, many of which I have had the honor of representing. The facility has expanded over the years and currently houses over 1000 inmates. The facility also home to the Correction Officers Academy which opened in 1997, and has been at the forefront of computer tracking and cross referencing criminal data bases State-wide. The overwhelming majority of County employees reside in the the area buying homes in Mays Landing maintaining strong community ties and character. 


Much of Hamilton Township (08330) is within the Federally Established Biosphere named the Pinelands National Reserve, conceived in 1979. The Biosphere commonly described in short as the "Pinelands" is one of 56 South JerseyGreat Egg Harbor River municipalities that are impacted (pro and con) within the New Jersey Pinelands National Reserve. The Pinelands, through municipal real estate zoning master plans regulate, and many times prohibit development in specified areas. A balance has not yet fully been achieved between those who own real estate in the heavily restricted Pineland areas, whose owner have been generally stripped of value without just compensation, as compared to land owners in the favorable high density zoning areas. Environmental Protection and Property Owner rights continue to be a hot debate.

The western three-quarters of Hamilton Township-Mays Landing is very rural pine forest. The eastern quarter of Maple II Mays Landingthe township are part of the Regional Growth Area (RGA). Development here is "allowed and encouraged" as major funding has been provided for public water and sewer infra-structure enabling spill-over growth from the Atlantic City casino industry. The majority of the township's residents (27,000+) live in the RGA. Mays Landing real estate in this area is "Modern Suburbia" with every imaginable chain store and dozens of great restaurants, including the regionally renowned Maplewood II Italian Restaurant.

Hamilton Township’s founding is directly tied to the Great Egg Harbor River. The lower 10 miles, beginning in Mays Landing at the Sugar Hill Inn is navigable all the way to the Great Egg Harbor Bay, leading to the Atlantic Ocean. This Gateway to the ocean is a huge draw for boaters to purchase Mays Landing real estate.

In 1992, the United States Congress designated 129 miles of the river and its tributaries as the Great Egg Harbor Great Egg Harbor RiverScenic and Recreational River. The brackish waters of the river is a part of the National Wild and Scenic River System. This is the longest canoeing river within the Pinelands. It can be paddled for 47 miles up river from New Brooklyn, near Route 536, all the way to Beesley’s Point. The Windng River Campground provides canoes, kayaks, and tubing for an intimate view of long portions of the river's natural beauty. The river provides a valuable habitat for abundant water fowl, fish populations, and other rare estuary species.   


For Pre-K to 8th grade, public school students attend the Hamilton Township Schools.

Joseph C. Shaner Memorial School (grades K - 1)George Hess School

George Hess Educational Complex (Pre-K and grades 2 - 5)

William Davies Middle School (grades 6 - 8)

Oakcrest High School (grades 9 to 12)

Click Here to See the Hamilton Township School District State Rankings (K-8)

Click Here to See Oakcrest High School State Rankings

Oakcrest High School is located in Hamilton Township, and serves students from Hamilton Township (08330). The high school is part of the Greater Egg Harbor Regional High School District. The two other high schools affiliated are  Absegami High School (Galloway Township) and Cedar Creek High School (Egg Harbor City). 

Atlantic County Institute of Technology (ACIT)

ACITACIT serves high school students from Atlantic County that have an acclivity for vocational studies. ACIT was established in 1974 on a sprawling 58 acre campus located on 5080 Atlantic Ave, Mays Landing, NJ 08330. Hamilton Township students can also attend the Charter-Tech High School for the Performing Arts, located in Somers Point.

Saint Vincent de Paul Regional School (grades Pre-K to 8th)

St Vincent's is a Catholic elementary school in Mays Landing. Founded in 1961, St. Vincent's is operated under the jurisdiction of the Diocese of Camden.

Atlantic Cape Community College (ACCC)

ACCC was the second community college to be established in New Jersey, and moved to its campus in 

Mays Landing in February 1968 where it now serves students from both Atlantic County and Cape May County. ACCCACCC provides a two year education with a strong focus on Aviation, Culinary Arts, Nursing, and the Hospitality Industry. Students can earn a Bachelors Degree or Master degree by attending the ACCC campus through partnerships with Stockton UniversityRutgers University and Fairleigh Dickinson University. Local students can continue their higher education on campus at ACCC while staying close to home.


Hamilton Mall is the largest indoor mall in all of Atlantic and Cape May Counties. The mall is the heart of a major commerce center. Hamilton Mall Mays LandingOver 140 stores and restaurants, an international food court, and Macy’s as an anchor store. Located adjacent to the Atlantic City Expressway and on the Black Horse Pike, the Hamilton Mall is a favorite stop for area shoppers. Another massive retail complex is located adjacent to the mall is Consumer Square, and just a minute away is the Hamilton Commons. All told, Mays Landing has over 3.5 million sq feet of first class retail shopping.

Posted in Communities
Feb. 2, 2021

Magnificent Mullica Twp NJ

Magnificent Mullica Township

It’s a peaceful easy feeling. Epic natural beauty everywhere. Take an exhilarating drive deep into the pines. Let the winding roads and the gorgeous Mullica scenery take control. Waterfront Mullica Township NJMullica Township is unmistakably beautiful. The area is blessed with natures bounty (an outdoors-man's paradise). At the heart is the Mighty Mullica River — rich in wildlife and history, its renowned as a boaters paradise. Some great real estate in Mullica Twp, mostly casual living, but more buttoned up by the water. Hear the whispering pines, feel the warmth of the sun, tangle with the Jersey Devil, get your balance back — make Mullica Township home... its truly one of South Jersey's finest communities.

Mullica Life

Things quiet down in Mullica Township. The natural setting, the pine breezes, and red tail hawks flying over tends to relax the mind. My experience with the Mullica Municipal Government has been very good. Lower property taxes as compared with adjacent areas, are always welcoming. Purchasing power increases here, you can get a lot of home on larger than average parcels. Plenty of agriculture, small business operators, and a wide diversity of housing. Tall pines dominate the skyline, while blueberries dominate the low-lands. High end waterfront homes are commonplace, especially is the Sweetwater zone.

Scenic Pleasant Mills Road and Nesco Roads are favorite routes, especially with motorcycle enthusiasts. Paper Mill Mulllica TwpNesco Road is NJ Route 542 — connects Hammonton to Bass River Township, and is always a ride worth taking, its just gorgeous! Plenty of ATV trails are well traveled by riders, hikers, and hunter alike. The trails are part of the protected pine forest. The Sweetwater Marina "Casino" is back and better than ever. Located directly on the Mullica River, major renovations have been completed. Plenty of boats slips, plenty of music, and good food — dock and dine!

The Mullica River

Truly a South Jersey treasure! Just follow the current and you'll be fine! The Mullica River is considered one of the most pristine estuaries in the Northeast. From Sweetwater, its approximately 20 miles by boat to Atlantic City. The Mullica River creates a natural border between Atlantic and Burlington Counties. Boating, canoeing, and kayaking are a way of life here. Sweetwater Waterfront homesBeing on the water is the best way to experience the tall cedars, the wetland banks, and marshy shoreline featuring native plants (lilies and pickerel) and a wide variety of animal life — always time well spent. The estuary supports a diversity of fish species, including striped bass, flounder and bunker. It contains nesting habitat for ospreys and bald eagles, and is an important nursery area for the region’s blue crab and hard shell clam fisheries. Sparsely people populated and consistently beautiful, the gentle flow of fresh, to brackish, to salt water — ultimately emptying to the sea, the Mullica River is the very soul of Mullica Township. 

The Jersey Devil

Legend has it that Mullica Township is where the famous Jersey Devil resides. For over three hundred years, the story of the Jersey Devil has been told again and again. While driving, camping, hunting, or hiking (especially at night), ifJersey Devil you see a hideous creature with horns at the top of its head and talon-like claws, leathery bat-like wings spread from its back, and coarse hair and unseemly feathers, you may have encountered the Jersey Devil. Glowing bright red eyes in the darkness is a tell tale sign that the Jersey Devil is lurking. Beware of this savage beast — it has no conscience and is merciless.

Big Land – Small Population

With a relatively small number of residents, its been said there’s more deer than people residing in Mullica Township! Wharton State ForestLast count there are 6,122 residents dispersed over 56 square miles! That's a lot of land! Surprisingly comprised of many small unincorporated communities, namely Elwood, Sweetwater, Dacosta, Devonshire, Nesco, and Weekstown. The rural sub-communities elicit a high level of local pride with many Mullica Township residents often referring to their local affiliation first, before calling themselves residents of the Township.

Education Naturally

Students in Pre-Kindergarten through eighth grade for public school attend the Mullica Township Schools. Schools in the district are the Mullica Township Elementary with grades Pre-K – 4 and the Mullica Township Middle School with students grades 5 – 8.Cedar Creek High School

Cedar Creek High School opened its doors in 2010. With all the amenities, Cedar Creek serves grades 9-12 public high school located in the northern section of Egg Harbor City operating as part of the Greater Egg Harbor School District.  Cedar Creek High School allows student admissions  from Egg Harbor City, Mullica Township, Port Republic, and Washington Township (Burlington County). Students in portions of Galloway Township and Hamilton Township can also attend Cedar Creek through the school choice program.

Click Here for Mullica Township School Rankings


Historic Batsto Village, a nationally recognized historic site located in Wharton State Park — just outside of Mullica Township New Jersey. The Village has changed and survived during several different periods of American history. Archeological investigations have also discovered Native American Indian evidence dating back thousands of years in the Batsto area.

The Batsto Iron Works was founded along the Batsto River in 1766. Batsto had the natural resources necessary for making iron. Batsto MansionThe river banks were rich in bog ore, the thick forest provided the wood that became the charcoal for fuel, and water became the power for manufacturing. The Iron Works produced household items such as cooking pots and kettles. During the Revolutionary War years, Batsto manufactured munitions, including cannon balls, for the Continental Army.

Batso was purchased by Joseph Wharton in 1876. Wharton continued to purchase property in the area surrounding Batsto. He is the namesake for the largest protected park in the State of New Jersey. The State of New Jersey purchased the Wharton properties in the mid 1950’s. Today Batsto Village is a New Jersey Historic site and is listed on the New Jersey and National Registers of Historic Places. Visitors to Batsto Village get to see first hand, the struggles of agrarian life. The village streets have been recreated with the look and feel of yesteryear.

Lake Necochague


Posted in Communities
Feb. 2, 2021

Winslow Twp NJ Eclectic and Electric

A quick story about Winslow Twp...


The rise of Winslow Township is a source of pride among its residents. Not long ago Winslow Township’s landscape was completely dominated by agriculture — orchards as far as the eye could see. There’s always mixed emotions when the land is decommissioned from farming and in Winslow Township its no different. Prior to 1965, and the opening of the Atlantic City Expressway, it was farm country. A large area on Winslow Township’s eastern side remains rural. Western Winslow is sensible suburbia with a thriving commerce district at Cross Keys Road. Winslow Township is the largest municipality in Camden County — 58 square miles to be exact. The population steadily rose after the opening of Expressway  interchange 38 at Williamstown Road. This spurred developers to the area and began the dawn of the Sicklerville growth era which continues today.


Winslow Township is a collection of unique communities which include:

Sicklerville, Tansboro, Winslow Junction, Cedar Brook, Blue Anchor, Braddock, Albion, Ancora, West Atco, Elm, Elmtowne, and Waterford Works. 

Caution! These roots run deep — mistake one section for the other and you’ll politely be made aware — the locals are prideful and playfully serious! Sicklerville NJ Post OfficeThe Braddock section is where the Winslow Township Municipal Complex is located and always buzzing with activity.  Through a determined effort, water and sewer lines are now in place allowing for continued growth on and around the Route 73 corridor. Winslow Township government has made a commitment to attract new business and new housing construction. A positive business climate assisted by beneficial incentives for developers make Winslow Township a rising star.


Another interchange (Exit 41) was added in the 1980’s at Cross Keys Road. This fueled even more growth. Wiltons Corner and Wyndam Hill are two mega planned unit developments in Winslow Township, each with 1,000+ single family and townhouse units. Wiltons Corner Sicklerville NJMore recently, Ryan Homes built the communities of High Pointe Estates and Westbury Hunt, Schaeffer Communities has constructed White Cedars and White Pines at Waterford Farms. All splendid developments — perfect for growing families. Cross Keys Road has become a Serious Shopping Corridor. All the major foods and service brands are there. The Exit 41 ramp provides direct access to busy Cross Keys Road.


The Winslow Township School District is a Pre-Kindergarten through Grade 12 public school system. The district was formed in 1998, after voters approved a split from the Lower Camden County Regional School District, creating the Edgewood (later renamed Winslow) middle and high schools in 2001 to accompany the previously existing K-6 schools. There are 4 Elementary Schools (Pre K-3rd grade), 2 Upper Elementary Schools (grades 4-6), Winslow Township Middle School (grades 7-8), and Winslow Township High School (grades 9-12).


Winslow Township School District Rankings and Stats


Suburbia or Farm Country, pick your pleasure. Either is yours in Winslow Township. More of a suburbanite?  The communities of Sicklerville and Albion have all the major chains (Target, Lowes, Texas Roadhouse, Dunkin Donuts, Sams Club), just to name a few. While to the east, its farmland as far as the eye can see. Expressway Exit 33 is your eastern access. Popular local farm markets include Mr. Green Jeans, Fiorentino Farms, and Pastore Orchards. We would be remiss in not acknowledging the landmark white horse at White Horse Farms in gateway Elm.

Posted in Communities
Feb. 2, 2021

Williamstown NJ - A Recipe for Success

A quick story about Williamstown...

Mon­roe Town­ship —  perhaps better known as the more casual Williamstown — is a favorite South Jersey Community. Williamstown has perfected the template for community success – a Township with a vision and plan for smart growth. The community leadership, past and present understands how to masterfully blend core community elements together. The recipe includes balancing area natural resources, economic growth, recreation, and education. Renowned for its rich com­mu­nity history, diverse satellite communities, churches, and dedication to community parks and memorials, Monroe Township is a standout.  Everything seems bigger and bolder in Williamstown — just take at look at the Public School Complex and adjacent Monroe Township Campus Park between Clayton and Tuckahoe Roads — its just fantastic!


Gorgeous Lakefronts at Victory Lakes mixed with the curb and sidewalk of Forest Hills, Hunter Woods, Saddle Brook Farms shows Monroe Township’s diverse personality and flair. Newer entries into the new construction arena include the communities of Savona, Willow Woods, and Summerfields West. Edged lawns, pride of ownership, and the warmth of the neighborhood, Twelve Oaks, Ridings, and Glen Eyre do not disappoint.

Copied by many municipalities, but not duplicated, Williamstown has been South Jersey’s leader creating a profitable plan for sustained growth and economic prosperity — all with an eye on protecting the environment.


The areas devoted to athletics and exercise are not your average commitments.

Williamstown is “All In” in a big- big way! It is clear that the township has made a bold commitment to the health of the community — its a way of life in Monroe Township. From the moment you enter Monroe Township, its soccer fields, dozens of them, football fields, manicured softball-baseball diamonds. Even the fields built decades ago in top notch condition.

Just take a look at Earl E. Owens Memorial Park, recently renamed Monroe Township Campus Park, amenities include (Tot Lot, Baseball Fields, Tennis Courts, Hockey Court, Volleyball Court, 2 Beach Volleyball Courts, Basketball Court,

Football Field, Skate Park, Softball Field, 2 Picnic Gazebos, Nature Trail and a Snack Stand), truly a community that cares! Go there any day, its a place that’s always vibrant and fun just to walk. There’s lighted winding walk-ways, lined with dozens of flat black poles garnished with taught flags.  Every sport that you can think of is represented. Truly a remarkable place.

Other notable Parks: Marvin C. Wagner Memorial Park, Cecil Athletic Field , the Church Street Sports Complex, and Mary Mazza Duffy Memorial Park.


At the core of every great community are its learning centers. Monroe Township has no shortage of fine educational facilities. Serviced by 4 Elementary Schools; Holly Glen Elementary School, Oak Knoll Elementary School, Radix Elementary School, and Whitehall Elementary School. Williamstown Middle and Williamstown High School offer students the best in faculty, technology, and facilities. Education Excellence here is everyday.

Posted in Communities
Feb. 2, 2021

Peacefully Private Buena Vista Twp NJ

Live and Let Live. Buena Vista Township is a community without pretense. Big land area (41 square miles), small population (7,600). There are large tracts of farmland, protected Pinelands, prized lakes a nd rivers (Maurice River and Collings Lakes). Buena Vista Municipal BuildingThe Buena Vista Township local government is not intrusive, so much so that there is no local police department in the entire district.  Law enforcement is provided by the New Jersey State Police — Troop A headquarters located on State Highway Route 54. The spirit of Buena Vista Township is revealed in its patriotic volunteerism. Five Fire Departments dot the region, all volunteers, no pay. These prideful individuals put their lives on the line, all for the safety and greater good of the community.

Natures abundance is on full display here in Buena Vista Township. An outdoorsman’s paradise. Bring your quads, canoes, and camouflage. Thousands of acres of protected pine forest — home to an amazing array of wildlife. White tail deer, wild turkey, red fox, graceful hawks, and and the clandestine bald eagle are on full display everyday.


Educational excellence awaits in Buena Vista Township. The Buena Regional School District consists of 3 elementary schools:

Collings Lakes Elementary School (K-3rd grade)

John C. Milanesi Elementary School (PK, K-3rd grade)Buena Regional High School

Dr. J.P. Cleary Elementary (4th-5th grade)

Buena Regional Middle (6th-8th grade)

Buena Regional High School, The Buena Chiefs, (9th-12th grade)

Both Estell Manor City and Weymouth Township are part of a sending/receiving relationships sending students 9-12 to Buena Regional High School.

Click Here to see Buena Regional Schools state rankings


Buena Vista Township includes many diverse and unincorporated communities. The western most area is Buena. The southern most — south of Route 40 are: East Vineland and Milmay. Richland parallels Route 40 (aka Harding Highway). New Kuban, Newtonville, Lake Ann, and Collings Lakes are more to the north. Culturally and Religious diverse, a main reason for early settlement in Buena Vista Twp was for agriculture and mining. Rich soils for farming and fine sand for glass manufacturing are still important in today's economy (Comar and Wilmad Glass) continue to be major area employers). 


Buena Vista Country Club is a landmark just of of Route 40. The total yardage is 6,864 yards with 18 holes of great golf. Affordable yet extremely challenging. Buena Vista Country ClubA favorite attribute among the golf faithful is the incredible scenery. All fairways are lined with tall pines — plenty of wildlife, its not uncommon to have deer run out onto the fairways! The real estate bordering the golf course tends to be the highest value in the Township. Country Club Lane and connected by-ways have some of the most elegant brick mansions anywhere in South Jersey.  High End Golf and High End Real Estate, sounds "on par" to me!


Founded in 1959, St. Augustine Preparatory School is an all-male Catholic High School. Current enrollment is approximately 750. St Augustine PrepThe Prep as it is affectionately known, educates young men from grades nine through twelve. It is accredited by the Middle States Association of Colleges and Schools, New Jersey State Educational Association, the Diocese of Camden, and the Augustinian Educational Association. St. Augustine Prep is also a member of the New Jersey Association of Independent Schools.

Students must apply and be accepted by Admissions. Entrance is very competitive. Some requirements of admission include a release of records from the students current school records, and Math and English Recommendation letters. St. Augustine is a perennial powerhouses in High School Basketball. The “Hermits” are also well respected in Baseball, Soccer, and Lacrosse.


Collings Lakes... Nice people, real spirit, working class, and always good value here! Collings Lakes has about 30% of Buena Vista Township's population, approximately 1,750 residents and about 575 households. Cains Mill Road is the main thoroughfare (its nice and straight!), Collings Lakes Logbut the rest of Collings Lakes streets are lean and looping, guaranteed you get lost the first few times! Mostly ranchers, bi levels, and split levels. Collings Lakes homes in good condition, typically sell in the range of $130,000 to $170,000. Collings Lakes is notable for its excellent volunteer fire department, Station 123Collings Lakes Elementary School, and Our Lady of the Lakes Church.

Originally, the body of water collectively known as Collings Lakes were cranberry bogs.  A small community in the 1950’s developed around the agricultural operations there. Eventually the cranberry business waned and ultimately ceased — but the Collings Lakes community continued to grow. Many homes enjoy gorgeous lake vistas. Interestingly enough — there is no street referencing cranberries. I guess the developers didn’t want to get “bogged” down with too many details!

Lake George Collings Lakes


Posted in Communities