These 10 NJ Towns Have The Most Open Land To Develop

NEW JERSEY— One of the most densely populated states in the nation harbors a secret: tens of thousands of acres of developable land. According to a statewide land capacity analysis by Patch, municipalities across the Garden State collectively hold 72,169 acres of vacant land, of which 61,179 acres are considered “fully developable.”

While dense urban centers like Newark and Jersey City dominate development, some of the state’s largest potential growth areas lie in smaller, often overlooked municipalities.

In South Jersey, Upper Deerfield Township in Cumberland County tops the list with 2,116 acres of weighted, developable land. Close behind are Jackson Township in Ocean County with 1,728 acres and Millville City in Cumberland County with 1,624 acres.

Across Salem, Gloucester, and Middlesex counties, similar figures point to substantial opportunities for residential, commercial or mixed-use development.

Meanwhile, some North Jersey boroughs, though geographically smaller, boast a 100% development potential ratio, meaning every acre of vacant land could be built upon.

Municipalities such as Oceanport, Northvale and Oakland in Bergen County highlight this, suggesting that even in land-scarce areas, strategic infill could relieve housing pressures and drive local economies.

Potential Isn’t Without Limits

While the data suggests vast opportunity, environmental restrictions, zoning laws and conservation statutes significantly shape how much of New Jersey’s open acreage can realistically be developed.
Wetlands, for instance, cover thousands of acres across the state and are protected under the New Jersey Freshwater Wetlands Protection Act and federal regulations.

Developers seeking to build in these areas face rigorous permitting processes and often costly mitigation requirements.

Similarly, flood-prone regions along the Delaware and Raritan rivers, as well as coastal communities in Ocean and Atlantic counties, fall under state and federal floodplain management rules.
The Flood Hazard Area Control Act restricts construction in certain zones to reduce risk to life and property. Even municipalities with high development potential ratios must navigate these constraints carefully.

The Pinelands Protection Act preserves large swaths of forested and ecologically sensitive areas in southern counties like Atlantic and Camden, further limiting large-scale development despite available vacant land.

Another limiting factor is New Jersey’s patchwork of municipal zoning codes, which can range from low-density residential to commercial or industrial-only districts. Redevelopment in already urbanized areas may require variances or rezonings, a process often involving public hearings and extended review periods.

Energy, water, and transportation infrastructure also impose practical constraints. Building on undeveloped parcels may necessitate new roads, sewer connections, or utility expansions, which can slow or even stall projects. In some municipalities, the cost of extending municipal services may outweigh the economic benefits of development, particularly in rural areas.

Top 10 Municipalities By Developable Land

• Upper Deerfield, Cumberland County – 2,116 acres
• Jackson, Ocean County – 1,728 acres
• Millville City, Cumberland County – 1,624 acres
• Oldmans, Salem County – 1,473 acres
• Carneys Point, Salem County – 1,431 acres
• Deptford, Gloucester County – 1,420 acres
• Harrison, Gloucester County – 1,339 acres
• Old Bridge, Middlesex County – 1,271 acres
• Franklin, Gloucester County – 1,258 acres
• Monroe, Middlesex County – 1,258 acres

Source: New Jersey Department of Community Affairs 2025 data