Town guide · Burlington County
Living in Pemberton, NJ
Pemberton is two towns with one name. The borough is a small historic village of well under a square mile, and the township wrapped around it covers about 63 square miles of lake communities, Pine Barrens forest and part of Joint Base McGuire Dix Lakehurst.
- County
- Burlington
- Population
- About 1,400 in the borough and about 26,900 in the township (2020 census)
- Size
- About 0.6 square miles (borough) and about 63 square miles (township)
- Setting
- A historic village surrounded by lake communities, Pine Barrens forest and military land
- Main roads
- County Route 530, Route 70 and U.S. Route 206
First things first
Pemberton Borough and Pemberton Township are two different towns
Pemberton Borough is a small, separate municipality that sits completely inside Pemberton Township. New Jersey calls this a doughnut town pair. The borough has its own government and its own tax rate, and so does the township.
Many homes in the township also go by a community name, such as Browns Mills, rather than Pemberton. We confirm the municipality first, because it decides the tax rate and the town services.
Neighborhoods
A village, lake communities and the pines
The borough was first incorporated in 1826 and the township in 1846, named for James Pemberton, a local property owner. The township's motto is A Community of Lakes, and several of its named communities are large enough that the Census Bureau counts them separately.
- Pemberton Borough: The historic village. The whole borough is a 94 acre National Register historic district with 180 contributing buildings.
- Browns Mills: The largest community in the township, about 5.6 square miles, home of the Deborah Heart and Lung Center.
- Lake and estate communities: Country Lake Estates, Presidential Lakes Estates and Pemberton Heights are each counted as their own census community inside the township.
- Fort Dix: The Fort Dix portion of Joint Base McGuire Dix Lakehurst lies within the township.
- Other named places: Older place names in the township include Birmingham, Magnolia, Mount Misery, New Lisbon, Ong's Hat and Whitesbog.
Homes
What you will find
- Historic village homes: Older houses in Pemberton Borough, which is listed in full on the National Register of Historic Places.
- Lake community homes: Homes in Browns Mills and in communities such as Presidential Lakes Estates and Country Lake Estates.
- Rural and wooded properties: Homes on larger lots in the Pine Barrens sections of the township.
Worth knowing: Part of Pemberton Township lies in the state designated Pinelands Area, where building, additions and subdivisions must meet Pinelands rules as well as township zoning. Some homes, especially in the rural sections, use private wells and septic systems, and New Jersey requires well water to be tested before a home with a private well is sold. Lake community homes may also come with association rules and dues. We confirm the water, sewer and any association on every listing.
Property taxes
What taxes look like in Pemberton
- 2.038%Pemberton Borough: 2025 effective tax rate, as a share of market value
- $5,426Pemberton Borough: 2025 average residential tax bill
- 2.118%Pemberton Township: 2025 effective tax rate, as a share of market value
- $5,351Pemberton Township: 2025 average residential tax bill
A home worth $250,000 on today's market would pay roughly $5,095 a year at Pemberton Borough's 2025 effective rate. A home worth $250,000 on today's market would pay roughly $5,295 a year at Pemberton Township's 2025 effective rate. Your actual bill depends on your assessment, so we pull the real tax record for any home you are considering.
Source: New Jersey Division of Taxation, 2025 general and effective tax rates. Rates are set each year.
Getting around
Roads and commuting
County Route 530 is the main road through both the borough and the township. Route 70 runs through the southern part of the township, and U.S. Route 206 runs along its western border. Interstate 295 and the New Jersey Turnpike are in neighboring Springfield Township, though the nearest interchanges are a bit farther away. There is no train station. NJ Transit bus route 317 runs between Asbury Park and Philadelphia and serves Browns Mills, and BurLink route B1 runs between Beverly and Pemberton.
Places worth knowing
Parks, landmarks and open space
- Brendan T. Byrne State Forest: A 37,242 acre state forest, once called Lebanon State Forest, with about 25 miles of hiking trails, a camping area and the Batona Trail.
- Whitesbog Village: A historic cranberry and blueberry company town inside the state forest, where Elizabeth Coleman White and Frank Coville developed the cultivated blueberry.
- Pemberton Historic District: The entire borough, on the National Register since 1989, including the Morris Mansion and Mill.
Common questions
Questions people ask us about Pemberton
What are property taxes in Pemberton, NJ?
Pemberton Borough's 2025 effective tax rate is 2.038 percent of market value, and the average residential tax bill is $5,426; Pemberton Township's 2025 effective tax rate is 2.118 percent of market value, and the average residential tax bill is $5,351, according to the New Jersey Division of Taxation. Actual bills depend on each home's assessment.
Are Pemberton Borough and Pemberton Township the same town?
No. They are separate municipalities with separate governments and separate tax rates. Pemberton Borough is a small town of about 0.6 square miles that sits entirely inside Pemberton Township.
Is Browns Mills its own town?
No. Browns Mills is an unincorporated community and census designated place inside Pemberton Township. Homes there are in Pemberton Township and pay Pemberton Township property taxes.
Is Fort Dix in Pemberton Township?
The Fort Dix portion of Joint Base McGuire Dix Lakehurst lies within Pemberton Township. The Fort Dix census community also extends into New Hanover and Springfield townships.
Where was the cultivated blueberry developed?
At Whitesbog, in Pemberton Township. Elizabeth Coleman White and Frank Coville developed and commercialized the cultivated blueberry there. Whitesbog Village is now inside Brendan T. Byrne State Forest.
Nearby towns
Towns that border Pemberton
Buying or selling in Pemberton?
Two towns, one name, many communities
In Pemberton, the borough or township line, the lake community and the water source all change the picture. We sort that out first, then give you a straight answer on value and your options.
Call or text either of us directly.