Township · New Jersey
Lower Township, New Jersey
Lower Township, township, in Cape May County, New Jersey. Lower Township had 21,533 residents on July 1, 2025 by the Census Bureau's estimate, down 2.4% since 2020; the 2020 Census counted 22,057 and the ACS 2020-2024 5-year estimates put it at 21,956 (±56). GEOID 3400941610.
Residents, July 2025 estimate
21,533
Census Bureau estimate (no margin published)
2020 Census count: 22,057 · ACS 2020-2024: 21,956 ±56
Median household income
$84,962
±$5,027 (90% margin)
New Jersey: $103,556
Median home value
$364,900
±$16,201 (90% margin)
New Jersey: $454,400
Median gross rent
$1,386
±$171 (90% margin)
New Jersey: $1,720
Where is Lower Township and what county is it in?
Lower Township is a township in Cape May County, New Jersey. It covers 27.4 square miles of land, 806 residents per square mile in 2020.
4 places lie inside Lower Township: Villas (CDP, 9,134 in 2020), North Cape May (CDP, 4,007 in 2020), Erma (CDP, 2,031 in 2020) and Diamond Beach (CDP, 203 in 2020). Part of Rio Grande (CDP) also lies in it.
Lower Township is in the Atlantic City-Hammonton, NJ metropolitan statistical area, which takes in 2 counties (Census Bureau delineation, July 2023).
Source: 2024 Gazetteer and 2020 place-by-county files, U.S. Census Bureau · Census reference files
How many people live in Lower Township, and is it growing?
The Census Bureau estimates that 21,533 people lived in Lower Township on July 1, 2025, down 2.4% since 2020, while New Jersey grew 2.8%. The 2020 Census counted 22,057 residents. The 2020-2024 American Community Survey, a five-year sample, puts the population at 21,956 (±56).
| Measure | Lower Township | Cape May County | Change since 2015-2019 |
|---|---|---|---|
| Total population | 21,956±56 | 94,941 | +303 |
| Households | 10,862±388 | 44,884 | +1,431 |
| Average household size | 2.00±0.07 | 2.08 | −0.28 |
| Housing units | 15,436±439 | 99,599 | no clear change |
Lower Township's population since 2000
From 22,945 in 2000 to 21,533 in 2025: down 6.2%. The 2000, 2010 and 2020 figures are census counts, each for Lower Township as it was drawn that year: a place that annexed land, or a community that has since incorporated, covered a different area then. The 2005 figure is the Census Bureau's intercensal estimate, revised to fit the 2000 and 2010 counts and drawn on 2010 boundaries; 2015 and 2025 are July 1 estimates made from the census before them.
Source: The 2000, 2010 and 2020 Census counts and the Census Bureau's population estimates (intercensal 2000-2010, Vintage 2020, Vintage 2025) · Census population estimates
Source: American Community Survey 2020-2024 5-year estimates, U.S. Census Bureau (released January 2026); Census PEP Vintage 2025 (SUB-EST2025, CO-EST2025); 2020 Census P.L. 94-171 · Check it at data.census.gov
Who lives in Lower Township?
The median resident of Lower Township is 51.0 years old; 16.8% are under 18 and 28.5% are 65 or older. The largest group is non-Hispanic white residents at 89.7%, then Hispanic or Latino residents (of any race) at 6.0%. 4.5% of residents were born outside the United States.
| Measure | Lower Township | Cape May County | Change since 2015-2019 |
|---|---|---|---|
| Median age | 51.0±3.1 | 51.8 | no clear change |
| Under 18 years | 16.8%±1.5 pts | 17.1% | – |
| 65 years and over | 28.5%±1.9 pts | 29.5% | – |
| Male | 47.5%±1.6 pts | 48.4% | – |
| Hispanic or Latino (any race) | 6.0%±1.9 pts | 8.3% | no clear change |
| White alone, not Hispanic | 89.7%±2.5 pts | 83.9% | no clear change |
| Black or African American alone, not Hispanic | 0.3%±0.3 pts | 3.4% | – |
| Asian alone, not Hispanic | 0.4%±0.3 pts | 0.7% | – |
| American Indian and Alaska Native alone, not Hispanic | 0.1%±0.1 pts | 0.0% | – |
| Native Hawaiian and Other Pacific Islander alone, not Hispanic | 0.0%±0.2 pts | 0.0% | – |
| Two or more races, not Hispanic | 3.0%±1.2 pts | 3.3% | – |
| Some other race alone, not Hispanic | 0.4%±0.6 pts | 0.4% | – |
| Born outside the United States | 4.5%±1.7 pts | 4.6% | no clear change |
| Speak a language other than English at home (age 5+) | 8.1%±2.0 pts | 8.9% | – |
| Civilian veterans (age 18+) | 8.5%±1.8 pts | 6.9% | – |
| With a disability | 16.2%±2.0 pts | 15.0% | – |
| No health insurance coverage | 5.4%±2.4 pts | 5.0% | no clear change |
| High school graduate or higher (age 25+) | 94.5%±1.1 pts | 94.7% | – |
| Bachelor's degree or higher (age 25+) | 31.8%±2.8 pts | 39.0% | +7.4 pts |
| Graduate or professional degree (age 25+) | 9.6%±1.6 pts | 14.8% | – |
| Lived in the same house a year earlier | 92.4%±2.0 pts | 89.1% | – |
| Moved from another state in the past year | 1.5%±0.7 pts | 3.3% | – |
Source: American Community Survey 2020-2024 5-year estimates, U.S. Census Bureau (released January 2026) (Data Profiles DP02, DP05) · Check it at data.census.gov
What do households in Lower Township earn?
Half of Lower Township's 10,862 households earn less than $84,962 a year (±$5,027), against $91,128 in Cape May County and $103,556 in New Jersey. In 2015-2019 it was $79,057 in 2024 dollars; the margins of error cannot tell the two periods apart. 7.7% of residents live below the poverty line.
| Measure | Lower Township | Cape May County | Change since 2015-2019 |
|---|---|---|---|
| Median household income | $84,962±$5,027 | $91,128 | no clear change |
| Mean household income | $103,018±$6,467 | $122,129 | – |
| Per capita income | $47,440±$2,858 | $55,694 | no clear change |
| People below the poverty line | 7.7%±2.3 pts | 8.7% | no clear change |
| Children under 18 below the poverty line | 6.7%±4.5 pts | 10.9% | – |
| Households receiving SNAP | 6.7%±1.8 pts | 7.5% | – |
| Households with a computer | 96.0%±1.3 pts | 96.7% | – |
| Households with a broadband subscription | 91.3%±3.0 pts | 93.1% | – |
Source: American Community Survey 2020-2024 5-year estimates, U.S. Census Bureau (released January 2026) (Data Profile DP03) · Check it at data.census.gov
What does housing cost in Lower Township?
Owners occupy 84.0% of Lower Township's occupied homes and renters 16.0%. The median owner-occupied home is valued at $364,900 by its owner (±$16,201). The median renter pays $1,386 a month including utilities, and 42.1% of renters pay 35% or more of their income on rent.
| Measure | Lower Township | Cape May County | Change since 2015-2019 |
|---|---|---|---|
| Median home value (owner-occupied) | $364,900±$16,201 | $434,600 | +$67,318 |
| Median gross rent | $1,386±$171 | $1,360 | no clear change |
| Renters paying 35% or more of income on rent | 42.1%±13.2 pts | 46.4% | no clear change |
| Median monthly owner costs, with a mortgage | $1,875±$94 | $2,232 | – |
| Owner-occupied homes | 84.0%±2.7 pts | 80.3% | no clear change |
| Renter-occupied homes | 16.0%±2.7 pts | 19.7% | – |
| Housing units | 15,436±439 | 99,599 | no clear change |
| Homeowner vacancy rate | 0.3%±0.3 pts | 1.6% | – |
| Rental vacancy rate | 7.8%±4.8 pts | 26.1% | – |
| Single-family detached homes | 80.4%±2.3 pts | 51.7% | – |
| Mobile homes | 3.4%±1.2 pts | 3.3% | – |
| Built 2020 or later | 0.5%±0.4 pts | 1.8% | – |
| Built 2010 to 2019 | 5.0%±1.7 pts | 7.0% | – |
| Built 1939 or earlier | 5.5%±1.6 pts | 12.6% | – |
| Households with no vehicle | 4.9%±1.8 pts | 5.7% | – |
Source: American Community Survey 2020-2024 5-year estimates, U.S. Census Bureau (released January 2026) (Data Profile DP04) · Check it at data.census.gov
How many new homes is Lower Township building?
Builders took permits for 87 new housing units in Lower Township in 2025 (83 in single-family houses; the permit office reported 11 of 12 months), 4.0 per 1,000 residents against 2.9 across New Jersey.
Counts of units in permits a local office issued; not every permitted unit is built. A year marked with months was reported for part of the year.
Source: Building Permits Survey, annual place files 2019-2025, U.S. Census Bureau · Census Building Permits Survey
How do people in Lower Township work and get to work?
76.2% of Lower Township's workers drive alone and 9.7% work from home. The average trip to work takes 19.2 minutes. The unemployment rate in 2020-2024 averaged 7.0%.
| Measure | Lower Township | Cape May County | Change since 2015-2019 |
|---|---|---|---|
| In the labor force (age 16+) | 60.5%±3.1 pts | 57.5% | – |
| Unemployment rate | 7.0%±2.5 pts | 5.3% | no clear change |
| Drove alone to work | 76.2%±4.1 pts | 72.8% | – |
| Carpooled | 10.4%±3.3 pts | 8.2% | – |
| Public transportation | 0.5%±0.4 pts | 0.9% | – |
| Walked | 1.3%±0.7 pts | 3.0% | – |
| Worked from home | 9.7%±2.2 pts | 12.1% | +6.0 pts |
| Mean travel time to work | 19.2 min±1.8 | 22.0 min | no clear change |
Source: American Community Survey 2020-2024 5-year estimates, U.S. Census Bureau (released January 2026) (Data Profile DP03) · Check it at data.census.gov
What census tracts are in Lower Township?
6 census tracts lie mostly in Lower Township, and 1 more reaches into it (2020 census blocks). Their median household incomes run from $77,115 (Tract 217.01) to $107,122 (Tract 217.02).
| Tract | Residents, 2020-2024 | Median household income |
|---|---|---|
| Tract 218.04Cape May County | 5,781 | $78,623 |
| Tract 218.05Cape May County | 4,085 | $89,667 |
| Tract 218.03Cape May County | 3,954 | $83,790 |
| Tract 217.01Cape May County | 2,681 | $77,115 |
| Tract 217.02Cape May County | 2,579 | $107,122 |
| Tract 218.06Cape May County | 2,211 | $87,656 |
| Tract 219Cape May County | 1,814 | $94,861 |
Source: American Community Survey 2020-2024 5-year estimates, U.S. Census Bureau (released January 2026); 2020 block assignment files (tract share = share of the tract's census blocks in Lower Township) · Census block assignment files
How does Lower Township compare with other places in New Jersey?
By the Census Bureau's July 2025 estimates, Lower Township is the 538th-most populous of the 16,079 U.S. towns and townships that have one and the 86th-most populous of 241 in New Jersey.
Lower Township ranks 622nd of 771 places in New Jersey with 1,000 or more residents and a reliable estimate, by median household income.
| Measure | Rank | Of |
|---|---|---|
| Population, July 2025 estimate | 86th | 241 |
| Growth 2020-2025 (PEP) | 520th | 532 |
| Residents per square mile | 604th | 787 |
| Median household income | 622nd | 771 |
| Per capita income | 525th | 785 |
| Median home value | 525th | 777 |
| Median gross rent | 594th | 701 |
| Poverty rate | 231st | 539 |
| Bachelor's degree or higher | 559th | 780 |
| Median age | 98th | 786 |
| Owner-occupied share | 317th | 777 |
| Work from home | 586th | 695 |
| Travel time to work | 774th | 787 |
Lower Township's figures with every place in New Jersey (CSV)
Every place in New Jersey, sortable · Compare Lower Township with other places
Source: PlainCities ranks computed from the American Community Survey 2020-2024 5-year estimates, U.S. Census Bureau (released January 2026) and PEP Vintage 2025 · How ranks are computed
How reliable are the figures for Lower Township?
9 of the 57 figures for Lower Township on this page carry a coefficient of variation over 40% and are marked with a ring: they come from a small sample, so read them as rough.
The American Community Survey samples about one household in eight over five years, so every figure is an estimate with a 90% margin of error (shown under each value). A ring marks an estimate whose coefficient of variation is over 40%. A change is called only when the gap between the two periods is larger than their combined 90% margin (the square root of the sum of the two squared margins), the Census Bureau's test. How to read a margin of error.
Source: American Community Survey 2020-2024 5-year estimates, U.S. Census Bureau (released January 2026): margins of error as published · ACS technical documentation
How these figures are made: methodology and release checks · reading a margin of error · every state · corrections
Not on this page: crime, weather and schools for Lower Township are other agencies' records. Crime: the FBI's Crime Data Explorer · climate: NOAA's U.S. Climate Normals · schools: the National Center for Education Statistics' school search.