VA lending around Joint Base MDL
Entitlement, prior-use restoration, funding-fee exemption for eligible disabled veterans, and VA appraisal requirements all come up frequently. Getting these right shortens the process considerably.
01Financing homes in Burlington County
What matters when you finance a Burlington County home
AI REMCO L.L.C. is a licensed mortgage broker based in Oldwick, New Jersey, in Tewksbury Township, serving borrowers throughout Burlington County, New Jersey.
Burlington County is New Jersey's largest county by land area, stretching from the Delaware River suburbs across the Pinelands to the shore-adjacent townships. Financing here is shaped by three things: proximity to Joint Base McGuire-Dix-Lakehurst, Philadelphia-direction commuting, and large amounts of Pinelands land with development restrictions.
The Joint Base presence makes VA lending unusually common. Active-duty, retired and reserve borrowers regularly use VA entitlement for zero-down purchases, and understanding entitlement restoration, funding-fee exemptions and VA appraisal timing matters more here than in most counties.
Western Burlington — Mount Laurel, Moorestown, Cinnaminson, Maple Shade — is conventional-loan suburbia with strong resale demand. Eastern and southern townships have a more rural housing pattern, so property condition, acreage and access deserve attention during appraisal.
Most Burlington County files land in one of a few programs: VA loans in Burlington County, Conventional loans in Burlington County and FHA loans in Burlington County. Business owners can start with a self-employed mortgage documented from returns or bank statements, and first-time buyers should read how New Jersey down payment assistance pairs with a first mortgage.
Burlington County, NJ mortgage facts
Loan limit figures published by the Federal Housing Finance Agency for 2026 — fhfa.gov conforming loan limits. Last reviewed 2026-09-05. For reference only.
Burlington County, NJ at a glance
- Median home valueThe middle value of owner-occupied homes in Burlington County as estimated by their owners in the Census survey (2020-2024). Half are worth more, half less. It is not a sale price or an appraisal.
- $354,000
- Median property tax paidThe middle yearly real estate tax bill reported by homeowners in the Census survey. The percentage is that bill divided by the median home value, as a rough guide. Your own bill depends on the town, the assessment and any exemptions; ask for the actual tax bill before you buy.
- $7,983/yr
- About 2.26% of the median home value
- Home price changeFrom the FHFA House Price Index for the county, built from repeat sales and appraisals on Fannie Mae and Freddie Mac loans. The 5-year figure compares the index now with 5 years earlier. Past changes do not predict future prices.
- +5.7% in 2025
- +69.8% over 5 years (2020-2025)
- Median household incomeThe middle yearly household income before taxes in Burlington County (Census survey, 2020-2024, in 2024 dollars).
- $108,111
- HomeownersThe share of occupied homes lived in by their owners; the rest are rented. From the Census survey.
- 76%
- 134,924 of 177,222 occupied homes are owner-occupied
- Typical home builtThe median year homes in the county were built (Census survey). Older housing can mean more repairs flagged by inspectors and appraisers, and homes built before 1978 require a lead-based paint disclosure.
- 1977
- Many homes predate 1978: expect lead-paint disclosures, and older systems can come up in inspections and appraisals
- Homes in a high-risk flood zoneHomes inside FEMA's Special Flood Hazard Area (the 1% annual chance floodplain). With a government-backed or federally regulated mortgage, flood insurance is required in this zone. Check the exact property: the zone can change street by street.
- 3.0%
- 4,044 of 132,879 homes
- Flood insurance policiesNational Flood Insurance Program policies in force on homes in the county, and the number of NFIP flood claims filed since 2015. From FEMA (OpenFEMA), as of August 2026.
- 2,859
- 383 flood claims since 2015
- PopulationEstimated residents of Burlington County (Census survey, 2020-2024).
- 467,805
Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; FHFA House Price Index, county annual, 2025; FEMA OpenFEMA, National Flood Insurance Program data, as of August 2026. Public estimates for the county as a whole, for general information only; they are not an appraisal, a tax figure for any property or a prediction.
Burlington County housing market
Government and Freddie Mac data, updated as each source publishes.
- Home prices, past yearChange in the Freddie Mac House Price Index for Philadelphia-Camden-Wilmington PA-NJ-DE-MD, which tracks repeat sales and refinance appraisals of the same homes. It covers the whole metro area, not only this county. Past changes do not predict future prices.
- +4.7%
- July 2026 vs a year earlier · +37.2% over 5 years
- Home purchase loans, 2025First-lien and other mortgages made to buy a home, as reported by lenders under the Home Mortgage Disclosure Act (HMDA) and published by the CFPB. Cash purchases are not included, so this undercounts total sales. Published once a year.
- 5,108
- -3.3% vs 2024
- Average purchase loan, 2025Total amount of the home purchase loans reported under HMDA divided by their number. It is a loan size, not a home price: it leaves out down payments.
- $385,090
- FHA and VA share of loans, 2025Share of the conventional, FHA and VA mortgages made that year (purchase and refinance) that were FHA or VA loans, from HMDA. A higher share usually means more low-down-payment and first-time buyers.
- 20.0%
- 1,514 FHA · 840 VA of 11,773 conventional, FHA and VA loans made
- Refinances, 2025Refinance loans made that year, from HMDA: rate-and-term (a new rate or term) and cash-out (borrowing against equity).
- 3,989
- 1,818 rate-and-term · 2,171 cash-out
- New homes permitted, last 12 monthsHousing units authorized by building permits (single-family and multi-family), from the Census Bureau's Building Permits Survey. New construction adds to future supply.
- 1,733
- -15.2% vs the year before · 128 in August 2026
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Sources: Consumer Financial Protection Bureau, HMDA data (loans originated); U.S. Census Bureau, Building Permits Survey; Freddie Mac House Price Index (FMHPI). Figures describe the past and are for general information only; they are not an appraisal, a forecast or an offer of credit.
02Communities we serve
Burlington County municipalities and areas
Route 295, the New Jersey Turnpike, Route 38 and the River Line carry most Burlington County commuting.
Mount LaurelEvesham / MarltonMoorestownWillingboroMedfordBurlington TownshipCinnaminsonPembertonMaple ShadeBordentownLumbertonSouthamptonTabernacleChesterfieldFlorenceWestampton
AI REMCO L.L.C. is based in Oldwick, NJ, in Tewksbury Township, and serves borrowers throughout Burlington County — we do not maintain a branch office in every county we serve.
03Local considerations
Burlington County home-buying considerations
Pinelands restrictions and large parcels
Pinelands Commission rules affect development rights and, occasionally, appraised value and lender comfort. Deed and title review should surface these early.
Frequent relocation timing
Military PCS moves put hard dates on closings. Planning the lock period and appraisal order around orders and travel is part of the job.
04How the financing works
Financing a Burlington County home, step by step
New Jersey property taxes in the payment
New Jersey property taxes are set at the municipal level and vary widely between neighboring towns, so two similarly priced homes can carry very different monthly payments. Lenders escrow taxes and insurance in most cases, which means the tax bill affects both the payment and the income you need to qualify. We use the actual assessed figure for the parcel rather than a county average, and any figure we quote before the tax collector's current bill is confirmed is an estimate.
New Jersey closing mechanics
New Jersey closings are attorney-review based on the contract side and involve title search, survey where required, recording fees and the state's realty transfer fee on a sale. Those third-party costs are set by the provider, the county clerk and the state — not by the broker — and appear on the Loan Estimate and Closing Disclosure the lender issues.
Documents, the appraisal, credit review, rate locks and refinancing work the same way in every county: see how the mortgage process works.
05Loan programs
Loan programs that fit Burlington County
Burlington County uses the 2026 national baseline conforming limit of $832,750 on a one-unit home. Above that amount a purchase or refinance moves to jumbo guidelines, which set their own credit, reserve and appraisal requirements.
- VA loans
Heavily used across the Joint Base MDL area — zero down for eligible borrowers.
- Conventional loans
Standard in Mount Laurel, Moorestown, Evesham and Cinnaminson.
- FHA loans
Common in Willingboro, Pemberton and Burlington City-area purchases.
- Jumbo loans
Needed in Moorestown, Medford and Tabernacle's larger-acreage properties.
- First-time home buyer financing
Burlington County remains one of South Jersey's more accessible markets.
06Questions borrowers ask
Burlington County mortgage questions
What is the 2026 conforming loan limit in Burlington County, NJ?
The 2026 FHFA one-unit conforming loan limit in Burlington County is $832,750. Loan amounts at or below that figure follow conventional conforming guidelines; above it, the loan is a jumbo and is underwritten to the investor's own credit, reserve and appraisal requirements.
Can I use a VA loan more than once?
Often yes. VA entitlement can be restored after a prior VA loan is paid off, and in some cases a second VA loan is possible with remaining entitlement. The specifics depend on your Certificate of Eligibility and VA rules, which we review with you.
Which Burlington County towns does Ai Remco work in?
All of them. AI REMCO L.L.C. is licensed as a mortgage broker in New Jersey and works with borrowers anywhere in Burlington County, including municipalities not listed on this page. Files are handled remotely from Tewksbury, New Jersey — there is no Burlington County branch office.
Do property taxes in Burlington County affect how much I can borrow?
Yes. Taxes and insurance are part of the housing expense a lender counts, so a higher tax bill reduces the loan amount a given income supports. We use the parcel's actual assessed figure where available, and treat pre-closing figures as estimates.
Talk through a Burlington County purchase or refinance
Reach a licensed loan officer at (732) 561-4292 or [email protected]. Mon–Fri, 9am–8pm ET.
Verified against public program guidance as of September 2026.