Want New Jersey’s vibrant Garden lifestyle without Jersey City’s sky-high prices? Don’t give up on the dream. You can afford a house in the Garden State if you know where to look.
Your perfect home could be a family-friendly house in Clayton or a starter home in Vineland, New Jersey’s affordable hub with growing suburban appeal. If you’re retiring, look at homes for sale in Camden to enjoy a low-cost urban lifestyle, with median home prices under $310,000.
After assessing hundreds of cities, we’ve ranked the 10 most affordable places to live in New Jersey to help you find a home that fits your budget.
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Key Takeaways
- Camden is the most affordable city: Camden’s cost of living is 13% lower than the U.S. average. With a median home price of $157,500, it is the cheapest place to live in New Jersey.
- Gloucester City is the best city for young professionals: Proximity to Philly’s logistics and Rutgers-Camden healthcare jobs via Walt Whitman Bridge makes it a prime spot to build a career.
- For families, Trenton is a great choice: With top Mercer County schools, safe Cadwalader Park neighborhoods, and low child-rearing costs near NJ Transit, Trenton is ideal to raise a family on a budget.
- Retirees should consider Atlantic City: Retirees can enjoy a relaxed boardwalk lifestyle, with homes typically around $190,500.
- Don’t forget New Jersey’s “property tax”: Rates average 2.23% (highest nationally), adding $3,500+ yearly on a $157,500 Camden home—so your affordable buy could end up costing significantly more.
10 Cheapest Places to Live in New Jersey in 2026
| City | Median Home Value | Median House Rent | Cost of Living Compared to State Average | Affordability Score (out of 10) |
|---|---|---|---|---|
| 1. Camden | $157,500 | $1,700 | 5.8% ⬇️ | 8.1 |
| 2. Trenton | $222,500 | $1,850 | 12.7% ⬇️ | 7.9 |
| 3. Vineland | $290,873 | $1,629 | 14.4% ⬇️ | 7.8 |
| 4. Gloucester City | $227,696 | $1,900 | 5.8% ⬇️ | 7.6 |
| 5. Atlantic City | $215,336 | $1,900 | 6.1% ⬇️ | 7.6 |
| 6. Phillipsburg | $318,225 | $1,675 | 12.6% ⬇️ | 7.4 |
| 7. Absecon | $327,522 | $1,900 | 6.1% ⬇️ | 7.1 |
| 8. Pitman | $339,346 | $2,400 | 15.8% ⬇️ | 7.0 |
| 9. Clayton | $291,310 | $1,800 | 15.8% ⬇️ | 6.9 |
| 10. Highstown | $441,391 | $2,550 | 12.7% ⬇️ | 5.9 |
*These cities are ranked based on our research methodology.
We have divided the top 10 most affordable places to live in New Jersey into three categories: for families, for young adults, and for retirees. Each city is evaluated based on key components of the New Jersey real estate market: median home value, median house rent, and cost of living.
How We Ranked the Most Affordable Places to Live in New Jersey
To identify the cheap places to live in New Jersey, we carried out an in-depth analysis using multiple reliable data sources and indicators of affordability.
Data Sources:
- Median Home Prices: We used Houzeo’s New Jersey Housing Market report and double-checked the numbers with the New Jersey Housing and Mortgage Finance Agency.
- Median Rent: We got the rent data from C2ER, which publishes the national Cost of Living Index. This was verified every few months to make sure it’s accurate.
- Overall Cost of Living: We covered 6 big spending categories— housing, groceries, utilities, transportation, healthcare, and miscellaneous goods— from C2ER and Houzeo’s Cost of Living in New Jersey Calculator. We then compared everything to the U.S. average of 100.
We studied housing data from 2022 to 2025 to identify cities that remained affordable over time, not just during short dips in prices. Furthermore, each city’s data was also cross-checked with HUD and state economic reports.
All our information is up to date as of 2025, ensuring you receive the most current insights.
Affordability Scoring:
We built a simple scoring system that focuses on what really matters:
- Median Home Price (40%)
- Median Rent (35%)
- Cost of Living (25%)
This way, we can clearly show which New Jersey cities give you the best value for your money. You can also check out our score breakdown to see how each city was ranked.
Image credits: All blog images are sourced from Freepik.
10 Cheapest Places to Live in New Jersey
Camden is one of the cheapest cities in New Jersey to live in. It offers an urban lifestyle with access to Rutgers University-Camden, Delaware River waterfront parks, and the Adventure Aquarium. Located across from Philadelphia with NJ Transit River Line access, it provides easy commuting options.
Cooper Grant
Urban neighborhood along the Delaware River with historic buildings and walkable streets. Appeals to buyers for proximity to Rutgers University-Camden, Johnson Park, and Adventure Aquarium.
Waterfront
Mixed residential area near the Camden Waterfront with modern developments. Attracts residents due to access to the Benjamin Franklin Bridge, NJ Transit, and riverfront trails.
Parkside
Quiet residential district featuring tree-lined blocks and single-family homes. Offers convenience near local schools, parks, and easy highway access via I-76.
Job Market
Key industries in Camden include healthcare, education, manufacturing, and logistics. Major employers consist of Cooper University Health Care, Rutgers University-Camden, Subaru of America, Campbell Soup Company, and Our Lady of Lourdes Medical Center.
Recreation
Local lifestyle centers on Camden Waterfront parks, Adventure Aquarium exhibits, and Rutgers River Line trails for walking. Freedom Park hosts community events near the Delaware River.
Flood-Prone Marlton Circle: Marlton neighborhood sees constant flooding from Cooper River surges and heavy rain, with 55% of properties in FEMA 100-year floodplains and the highest repeated claims in Camden.
Elevated Crime in Cramer Hill: Property and violent crime rates surpass state averages, particularly in waterfront-adjacent Cramer Hill where safety concerns persist.
Sewage Backup Risks: Combined sewer-stormwater system overflows during storms, spilling into East Camden streets and posing health hazards amid sea-level rise.
Trenton ranks among New Jersey’s most affordable cities, with low housing costs and everyday expenses well below state averages. It blends urban energy with green escapes like Delaware and Raritan Canal State Park trails, Cadwalader Park’s historic landscapes, and cultural spots such as the New Jersey State Museum. Homes for sale in Trenton deliver strong value near NJ Transit lines and I-95 for seamless commutes to NYC and Philly.
### Neighborhoods
**Mill Hill**
Historic urban neighborhood with restored Victorian homes and cobblestone streets. Appeals to buyers for proximity to the New Jersey State House, state offices, and downtown amenities.
**Cadwalader Heights**
Quiet residential area with spacious single-family homes and manicured lawns. Attracts families due to access to Cadwalader Park, local schools, and the Trenton Country Club.
**Hiltonia**
Suburban-style district near city edges with mid-century homes. Offers convenience to Stacy Park, Route 1 for commuting, and the Delaware River.
Job Market
Key industries in Trenton include government, healthcare, education, and manufacturing. Major employers consist of Capital Health, New Jersey Courts, NJM Insurance Group, Mercer County Community College, Hutchinson Industries, and state agencies at the New Jersey State House.
Recreation
Popular spots include Cadwalader Park trails and lake, Delaware and Raritan Canal State Park paths, and New Jersey State Museum exhibits. Waterfront events at Roebling Market reflect community gatherings.
Flood-Prone Downtown Trenton: Downtown Trenton faces severe flood risk over the next 30 years, with 241 properties vulnerable from Delaware River overflows and Assunpink Creek surges near North Clinton Avenue.
Traffic Commute Delays: A High commute time index of 43.5 indicates heavy congestion on Routes 1 and 29, with rush hour delays impacting daily travel.
Low Safety Index Neighborhoods: Safety index of 30.7 reflects elevated crime concerns in areas like South Ward, where property theft remains prevalent.
Vineland ranks among New Jersey’s cheapest cities, offering low housing and living costs below state norms. It delivers suburban appeal through Vineland Park trails, Cumberland County College access, and nearby farms for fresh produce. Homes for sale in Vineland provide value with Garden State Parkway proximity and NJ Transit buses to Philly.
East Vineland
Sparse suburban area with single-family homes amid open farmland. Appeals to buyers for proximity to Cumberland County College and Dr. William Mennies Elementary School.
Vineland Heights
Quiet residential neighborhood with mid-century ranch houses on tree-lined streets. Attracts families near Anthony Rossi Elementary School and Vineland Park trails.
Southwest Vineland
Established suburban district offering diverse housing stock. Provides access to Sgt. Dominick Pilla Middle School and Landis Avenue shopping corridor.
Job Market
Key industries in Vineland include food processing, healthcare, manufacturing, and glass production. Major employers consist of Inspira Health Network, F&S Fresh Foods, Walmart, Wawa, Corning Glass, Gerresheimer Glass, and Cumberland County College.
Recreation
Local lifestyle features Vineland Park trails, Landis Avenue shopping district, and Cumberland County College events. Nearby farms and the Vineland Produce Auction highlight agricultural heritage.
High Crime Rate: Vineland experiences a total crime rate about 47% higher than the national average with violent crimes including assault and robbery more frequent in areas like Southwest Vineland.
Property Crime Prevalence: Property crimes such as theft, burglary, and vehicle theft are common, especially in commercial zones of East Vineland, impacting residents’ sense of security.
Limited Job Diversity: Employment opportunities concentrate in healthcare, manufacturing, food processing, and retail sectors, with fewer options in tech or finance fields.
Gloucester City stands out as one of New Jersey’s cheapest spots to live, thanks to its modest housing near the Delaware River and lower-than-average utilities. Lifestyle shines through hyper-local favorites like the Gloucester City Riverfront Park for fishing and picnics, close-knit events at the American Legion Post 361, and quick PATCO Speedline rides from the Broadway station to Philly’s sports venues. Homes for sale in Gloucester City give buyers real value amid these walkable, blue-collar neighborhood vibes.
Gloucester Heights
Sparse suburban neighborhood with single-family homes and quiet streets. Appeals to buyers for proximity to Gloucester City Junior-Senior High School and Proprietors Park.
Brown Street Area
Residential district near the city center with row homes and local amenities. Attracts families due to Brown Street Elementary School and walking distance to Delaware River waterfront.
Highland Park
Established urban neighborhood featuring diverse housing and green spaces. Offers access to Haddon Lake Park trails and PATCO Speedline station for commuting.
Job Market
Key industries in Gloucester City include retail trade, construction, manufacturing, and healthcare. Major employers feature Target, McDonald’s, Dollar General, CVS Health, Amazon Warehouse, and Allied Universal.
Recreation
Local lifestyle centers on Gloucester City Riverfront Park for fishing, Proprietors Park trails, and community events at American Legion Post 361. PATCO Speedline access supports day trips to Philadelphia.
High Crime Concentration: Gloucester City reports violent crime 80% above national average with assaults and robberies prevalent near Broadway and riverfront areas, alongside property theft up 10% year-over-year.
Delaware River Flooding: Low-lying neighborhoods like Gloucester Heights face frequent flooding from river surges and storms, with repeated FEMA claims and evacuation risks during nor’easters.
Limited Job Diversity: Economy relies on retail, construction, and logistics at employers like Target and Amazon Warehouse, lacking tech or professional services sectors.
Aging Infrastructure Strain: Poor road maintenance and combined sewer overflows during heavy rain cause street flooding and backups in Brown Street Area.
Atlantic City ranks among New Jersey’s more affordable coastal cities, featuring housing costs well below state averages. It delivers a lively boardwalk lifestyle with easy beach access, historic Absecon Lighthouse views, and Steel Pier amusements for everyday enjoyment. NJ Transit from the Atlantic City Rail Terminal ensures smooth connections to Philly and NYC. Homes for sale in Atlantic City provide excellent value for modest budgets.
Chelsea Heights
Suburban neighborhood with single-family bungalows and elevated lots away from boardwalk crowds. Appeals to buyers for proximity to Veterans Park and Atlantic City High School.
Bungalow Park
Quiet residential area featuring compact bungalows and community-focused streets. Attracts families near Uptown School Complex and easy access to local shopping districts.
Lower Chelsea
Coastal residential district with a mix of homes near Stockton University campus. Offers convenience to Pennsylvania Avenue Beach and boardwalk extensions.
Job Market
Key industries in Atlantic City include tourism, hospitality, gaming, and healthcare. Major employers consist of Borgata Hotel Casino & Spa, Resorts Casino Hotel, AtlantiCare Regional Medical Center, and Hard Rock Hotel & Casino.
Recreation
Local lifestyle revolves around the boardwalk for entertainment, Absecon Lighthouse climbs, and Steel Pier amusements. Beaches and Atlantic City Rail Terminal support outings to nearby areas.
Seasonal Economy Dependency: Atlantic City’s economy heavily depends on tourism, hospitality, and gaming, making job stability sensitive to seasonal fluctuations and economic downturns. This limits diverse employment opportunities in sectors such as technology or finance.
Traffic and Parking Issues: During peak tourist seasons, the city experiences significant traffic congestion and limited parking, posing challenges for residents’ daily commutes and errands.
Coastal Flooding: Being a coastal city, Atlantic City faces flooding risks from hurricanes and storm surges, leading to occasional evacuations and property damage
Phillipsburg, New Jersey, is a historic town located on the Delaware River in Warren County, known for its scenic rolling hills, woodlands, and close-knit community atmosphere. The town features a quaint downtown waterfront shopping district and is just 30 minutes from the Pocono Mountains, offering both urban amenities and natural beauty. It’s positioned midway between Philadelphia and New York City, providing convenient access to major metro areas. Phillipsburg also retains its heritage as a former transportation hub with notable architecture along South Main Street.
Delaware Park
Quiet suburban neighborhood with single-family homes overlooking the Delaware River. Appeals to buyers for proximity to Phillipsburg High School and Delaware Heights Park walking track.
Roseberry
Residential area with mid-sized homes along Belvidere Road and green spaces. Attracts families near Andover Morris Elementary School and neighborhood playgrounds.
Downtown Phillipsburg
Urban district featuring historic rowhouses near the waterfront. Offers access to Shappell Park events and NJ Transit rail station
## Jobs & Fun
### Job Market
Key industries in Phillipsburg include healthcare, manufacturing, retail trade, and education. Major employers consist of St. Luke’s Warren Hospital, Phillipsburg School District, Ingersoll Rand (historic), Flowserve, Curtiss-Wright, Walmart, and UPS.
### Recreation
Local lifestyle features Delaware River waterfront trails, Shappell Park playgrounds, and Phillipsburg Arts Council events. Community gatherings at historic downtown spots reflect industrial heritage.
Limited Tech Jobs: Employment focuses on manufacturing at Ingersoll Rand and healthcare at St. Luke’s Warren Hospital, lacking tech or finance opportunities.
Downtown Waterfront Theft: The downtown area near Delaware River waterfront sees higher theft and burglary rates in rowhouse neighborhoods, with property crimes up 12.4% year-over-year.
Aging Roads Near Belvidere: Roseberry along Belvidere Road faces poor road maintenance and drainage issues, causing commute delays during rain.
Limited Amenities: The town has sparse dining, shopping, and entertainment options, with no major mall or nightlife hubs. Grocery stores often close by early evening, affecting convenience.
Absecon, New Jersey, is a small city in Atlantic County known for its scenic waterways and historic charm. It features New Jersey’s tallest lighthouse, the Absecon Lighthouse, which offers panoramic views after recent restoration. The city is home to Dr. Jonathan Pitney Recreation Park and enjoys close proximity to Atlantic City’s beaches and amusements. Residents benefit from easy access to oceanfront recreation and water sports, making it a pleasant suburban community with coastal appeal.
Absecon Highlands
Suburban neighborhood with spacious single-family homes and calm streets. Attracts buyers for its proximity to Absecon Elementary School and the scenic Absecon Rail Trail.
Heritage Square
Quiet residential area featuring mid-century houses. Offers access to veteran-friendly parks and easy routes to Atlantic City casinos and beaches.
Oyster Bay
Coastal community with waterfront properties and boating amenities. Appeals to residents seeking outdoor recreation near Absecon Bay and local marinas
Job Market
Key industries in Absecon include education, healthcare, transportation, and manufacturing. Major employers consist of Absecon Public Schools, AtlantiCare Regional Medical Center, UPS, McDonald’s, Home Depot, and Absecon Mills for textiles.
Recreation
Local lifestyle features Absecon Lighthouse climbs, Dr. Jonathan Pitney Recreation Park trails, and Absecon Rail Trail for biking. Proximity to Atlantic City beaches supports coastal outings.
Dealbreakers
Coastal Storm Risks: Absecon faces frequent hurricane threats and nor’easters due to its barrier island location near Absecon Bay, leading to flooding and power outages during peak seasons.
Limited Job Diversity: Employment centers on education, retail, and healthcare with few high-tech or finance roles; major employers like Absecon Mills and AtlantiCare dominate without broader options.
Elevated Crime Rates: Property crime affects 1 in 30 residents, higher than 94% of New Jersey communities, though violent incidents remain lower overall.
Pitman is one of New Jersey’s cheapest cities to live in.
It offers a dry-town charm with no alcohol sales, annual Pitman Centennial Park events, and the historic Pitman Grove tabernacle grounds.
NJ Transit buses from Hollybush Station connect to Philly easily.
If your budget is modest, cheap homes for sale in Pitman can be a great choice.
Pitman Historic District
Quiet residential area with preserved historic cottages from the Methodist camp meetings. Appeals to buyers for proximity to W.C.K. Walls Elementary School and Pitman Grove parks.
Borough Center
Sparse suburban neighborhood near downtown with a mix of single-family homes. Attracts families due to walkability to Broadway shops and local community events.
Pitman Heights
Established residential enclave east of downtown featuring tree-lined streets. Offers access to Hollybush Elementary School and neighborhood playgrounds.
Job Market
Key industries in Pitman include manufacturing, education, and retail. Major employers feature Ronald Mark Associates for textiles, United Methodist Communities for senior care, Pitman School District for teaching positions, and local chains like Wawa and 7-Eleven.
Recreation
Popular spots reflect suburban charm with Pitman Grove’s historic tabernacle grounds for events, Centennial Park trails for walking, and Broadway’s shops and eateries. Community hosts seasonal festivals amid tree-lined streets.
Smaller Police Force: The Pitman Police Department employs 17 officers for nearly 9,000 residents, lower than state averages, potentially affecting emergency response times especially in peak hours.
Narrow Parking on Hollybush: Older neighborhoods like Hollybush face parking shortages due to narrow streets and limited off-street options, creating challenges for residents with multiple vehicles.
Car Dependency: Limited New Jersey Transit options necessitate car ownership for commuting to Philadelphia or Camden, adding costs and dependence on personal transport.
Clayton is a growing borough in Gloucester County, New Jersey, with a population nearing 9,000. It features a diverse community with a majority White population alongside significant African American and other racial groups. Clayton offers a suburban lifestyle with family-friendly neighborhoods and a median age in the mid-30s. The borough has a median household income around $70,000, reflecting a stable economic base and modest poverty rates.
Downtown Clayton
Urban neighborhood with a mix of older homes and revitalized properties. Appeals to buyers for walkability to downtown shops and easy access to Clayton Borough Park, which hosts community events.
Brierton
Quiet residential area featuring suburban single-family homes. Attracts families near Clayton Public Schools and within reach of Cedar Run Park natural trails.
Union Hill
Established neighborhood with row homes and small yards. Offers convenience to local grocery stores and public transportation options along Route 47.
Job Market
Key industries in Clayton include manufacturing, retail, education, and agriculture. Major employers consist of Clayton Public School District, Core III Brewery, Seashore Asphalt, local commercial driving schools, and environmental cleanup firms.
Recreation
Local lifestyle features Clayton Borough Park events, Cedar Run Park trails for hiking, and community gatherings at downtown shops. Nearby farms support seasonal produce markets.
Aging Infrastructure: Several neighborhoods within Clayton, including parts of Brierton and Union Hill, have roads and drainage systems that show signs of wear. Residents face occasional flooding during heavy rains due to insufficient stormwater management, which can affect property and daily commutes.
Education Constraints: While the Clayton Public School District provides solid basic education, it lacks specialized academic or enrichment programs often found in larger districts. Families seeking advanced STEM, arts, or vocational programs may find options limited locally.
Flooding and Drainage: Areas like Brierton and the southern parts of Union Hill occasionally experience localized flooding during heavy storms, sometimes impacting streets and residential basements. This risk necessitates ongoing infrastructure upgrades and flood preparedness.
Hightstown, located in Mercer County, New Jersey, is a borough known for its vibrant historic downtown along Main Street, featuring boutique shops and local eateries. The community, home to about 6,000 residents, is racially diverse with White, Hispanic, Black, and Asian populations. Median household income is above $100,000, supported by professionals who commute via nearby Route 33 and Interstate 95. Local attractions include Peddie Lake for outdoor recreation and the annual Daffodil Festival, reflecting community pride and small-town character.
Stockton Street Historic District
Dense suburban area with Victorian homes and historic architecture along Stockton Street. Appeals to buyers for proximity to Walter C. Black Elementary School and Peddie Lake recreation.
Borough Center
Quiet residential neighborhood around Main Street with traditional single-family houses. Attracts families due to walkability to Hightstown Memorial Park and local shops.
Twin Rivers
Established suburban enclave featuring townhomes and apartments near Route 33. Offers access to Perry L. Werner Elementary School and community green spaces.
Job Market
Key industries in Hightstown include retail, manufacturing, pharmaceuticals, and education. Major employers consist of Walmart, Target, Shiseido America, LG Electronics, McGraw-Hill Education, Home Depot, and East Windsor Regional School District.
Recreation
Local lifestyle features Peddie Lake trails, Hightstown Memorial Park playgrounds, and Main Street historic downtown shops. Annual Daffodil Festival highlights community events near Route 33 corridors.
Traffic Congestion: Hightstown experiences significant traffic delays during rush hours, especially along Route 33 and Main Street, which can impact daily commutes and errands.
Limited Nightlife and Entertainment: While the town offers family-friendly shops and seasonal festivals, it lacks vibrant nightlife and diverse entertainment venues, which may feel limiting to younger residents or those seeking an active social scene.
Higher Taxes: Property taxes in Mercer County, including Hightstown, tend to be higher than the national average, affecting overall cost of living for homeowners.
Top 3 Cheapest Cities to Live in New Jersey for Young Adults
When looking for the least expensive city to live in New Jersey, you want more than just cheap rent. You want good jobs, a fun lifestyle, and a city where you can thrive. These New Jersey cities deliver all three, with affordable housing and growing job markets.
| Rank | City | Why It’s Great for Young Adults |
|---|---|---|
| 1. | Camden | Camden offers urban opportunities in healthcare, logistics, and Rutgers University-Camden programs, with median home prices at $157,500. Young professionals enjoy waterfront parks, Adventure Aquarium events, and NJ Transit to Philly nightlife—check homes for sale in Camden. |
| 2. | Gloucester City | Gloucester City provides manufacturing and retail jobs along the Delaware River, with median home prices at $222,500 and cost of living 89.7% of U.S. average. Proximity to Philly supports networking via the Walt Whitman Bridge, plus local bars and marinas—see homes for sale in Gloucester City. |
| 3. | Pitman | Pitman attracts young professionals with its Uptown business district, coffee shops, and parks, with median home prices at $348,500, but strong value near Philly. Networking happens at local events, with easy access to urban weekends—explore homes for sale in Pitman. |
Top 3 Inexpensive Places to Live in New Jersey for Families
New Jersey appeals to families with its strong schools, no sales tax on groceries, and affordable housing options. These three cities offer low living costs and family-friendly amenities.[file]
| Rank | City | Why It’s Great for Families |
|---|---|---|
| 1. | Camden | Families enjoy waterfront parks along the Delaware River and educational access at Rutgers University-Camden. Outdoor recreation at Adventure Aquarium and pocket-friendly homes for sale in Camden make this city a great place for families. |
| 2. | Gloucester City | Gloucester City offers community programs and proximity to strong school districts in Camden County. Social support plus cheap homes for sale in Gloucester City make this city family-friendly. |
| 3. | Trenton | Home to Cadwalader Park playgrounds and the New Jersey State Museum, families enjoy year-round cultural spots. If you’re looking for historic neighborhoods and community events, cheap homes for sale in Trenton are your best bet. |
3 Best Affordable Places to Live in New Jersey for Retirees
New Jersey is a retiree’s haven. In these cities, you can find affordable homes, accessible healthcare, and safe communities. There are also plenty of outdoor activities like kayaking, hiking, and picnics to enjoy a comfortable, active lifestyle.[file]
| Rank | City | Why It’s Great for Retirees |
|---|---|---|
| 1. | Atlantic City | Retirees in Atlantic City enjoy programs at senior centers like bingo and fitness sessions. AtlantiCare Regional Medical Center offers trusted senior care services, and the affordable homes for sale in Atlantic City make it easy to maintain a comfortable lifestyle. |
| 2. | Hightstown | In Hightstown, retirees have access to dependable care at CentraState Medical Center, known for rehabilitation services. The peaceful trails and picnic spots at Peddie Lake make it ideal for nature-loving retirees. With affordable homes for sale in Hightstown, it’s easy to enjoy a quiet, low-cost retirement. |
| 3. | Absecon | Absecon offers a coastal lifestyle with access to AtlantiCare for reliable medical care. Senior communities host wellness and social programs. You can find homes for sale in Absecon and enjoy a relaxed lifestyle close to the shore. |
3 Hidden Costs to Consider in New Jersey
Even in the cheapest New Jersey cities to live in, home prices are only part of the cost. Sky-high property taxes in Camden and Gloucester Counties, plus flood risks from nor’easters, drive up ownership expenses beyond the sticker price.
Property Taxes: New Jersey property taxes average 2.23% statewide, with Camden County at $8,063 median annually and Gloucester County at $7,964—adding $3,500+ yearly on a $157,500 Camden home or $5,000+ on Gloucester City properties.
Flood Insurance: Standard policies exclude flooding from Hurricane Ida remnants or Delaware River overflows in Phillipsburg and Trenton. FEMA NFIP rates in Warren and Mercer Counties average $1,200–$2,800 yearly, up 15% under Risk Rating 2.0.
Homeowners Insurance: Premiums hit $1,800–$3,200 annually in Atlantic and Camden Counties due to wind damage from coastal storms, excluding flood coverage—coastal Absecon spots exceed $4,000 with winter nor’easters factored in.
Savings Breakdown: Cheapest Cities in New Jersey to Live In
Housing costs vary dramatically across New Jersey. Camden residents save $3,200 monthly compared to Jersey City and $1,800 compared to Newark. The following table breaks down these savings by median home price, monthly mortgage, property tax, insurance, and total monthly costs.
| City | Median Home Price | Avg. Monthly Mortgage | Insurance/taxes | Estimated Monthly Cost for a Single Person | Monthly Savings vs. Jersey City |
|---|---|---|---|---|---|
| Camden | $157,500 | $850 | $650 | $2,476 | $3,200 |
| Paterson | $374,000 | $2,000 | $850 | $3,976 | $1,700 |
| Jersey City | $564,000 | $3,010 | $1,200 | $5,676 | – |
Affordable Living Beyond New Jersey
Not sure if the cheapest places in New Jersey to live will fit your budget? Here are a few surrounding states that offer thriving job markets, top-tier education systems, and proximity to major cities, just like New Jersey.
Thriving Job Market
Pennsylvania ranks in the top 10 for job growth in 2025, with healthcare and manufacturing leading gains, while the cost of living sits 10% belowthe national average. Top 3 cheapest places to live in Pennsylvania:
- Reading: Homes around $200,000, rent under $1,200. Manufacturing at Carpenter Technology and 3,000+ healthcare jobs at Reading Hospital.
- Scranton: Homes around $180,000, rent from $1,000. Logistics at Amazon fulfillment centers and medical roles at Geisinger Commonwealth.
- Johnstown: Homes near $150,000, rent from $900. Industrial manufacturing and Conemaugh Memorial Medical Center are employing 5,000+.
Top-Tier Education System
New York maintains nationally ranked schools feeding elite universities, accessible via NJ Transit from border towns. The top three cheapest places to live in New York:
- Utica: Homes around $200,000, rent $1,000. SUNY Polytechnic Institute plus top-rated Mohawk Valley districts with 95% graduation rates.
- Syracuse: Homes from $210,000, rent $1,200–$1,500. Syracuse University (#60 nationally) and award-winning public schools like Fayetteville-Manlius.
- Niagara Falls: Homes around $190,000, rent near $1,100. Niagara University and high-performing Niagara-Wheatfield district Blue Ribbon schools.
Proximity to Major Cities
Delaware provides quick drives to Philadelphia (under 2 hours) and Baltimore, with affordable coastal towns mirroring NJ shore access. The top cheapest places to live in Delaware:
- Dover: Median home $280,000, rent from $1,300. 90 minutes to Philly via Route 1, capital jobs, Dover Downs racing.
- Seaford: Median home $250,000, rent from $1,200. 30 minutes to the Salisbury transit hub, and Nanticoke River kayaking trails.
- Millsboro: Homes around $320,000, rent $1,400. 2 hours to Baltimore via Route 113, Indian River Inlet beaches and boating.
Where Is the Cheapest Place to Live in New Jersey?
Camden, Gloucester City, and Phillipsburg are the most affordable cities to live in New Jersey. These areas offer more than low prices; they also provide thriving job markets in healthcare and government, top-tier schools in Camden and Mercer Counties, and proximity to NYC/Philly via NJ Transit, with cost of living up to 30% below state averages.
Moving to New Jersey also offers valuable benefits like no tax on groceries and strong transit, though property taxes average 2.23%. Whether you’re relocating or buying your first home, you can browse listings, compare prices, and make offers online.
