12 Most Affordable Cities in New Jersey: Live in NJ For Less

New Jersey is one of the most beautiful and diverse states in the nation. Whether residents want a bustling shore town, a quaint country hideaway, or a convenient access to New York City or Philadelphia, it's all here in the Garden State. Unfortunately for some would-be buyers, many of these delightful homes and communities come with a steep price tag, as the cost of living in New Jersey is well above the national average.

House prices average more than $400,000 statewide and can be much higher in some places. Still, those on a budget shouldn't give up hope: there are plenty of affordable homes throughout New Jersey. Read on as we take a closer look at 12 of the most affordable housing markets in New Jersey.

12 Cheapest Places to Live in New Jersey

• Trenton: Homes starting as low as $80,000; move-in-ready homes in the $100,000–$200,000 range.
• Camden County: Single-family homes available from the low $100s.
• Vineland: Single-family homes typically available from the low $100s.
• East Orange: Homes from the high $100s; larger and renovated homes in the $300s.
• Plainfield: Single-family homes from the low $200s.
• Phillipsburg: Fixer-uppers for less than $100,000; move-in-ready homes starting in the mid-$100s; extensive options under $400,000.
• Pompton Lakes: Condos and multifamily units from $200,000; detached properties from $300,000; new construction homes from the high $500s.
• Toms River: Homes starting in the mid-$100s; most sell from the mid-$200s to just over half a million; luxury homes from $1 million to over $2.5 million.
• New Brunswick: Single-family homes from just under $200,000; move-in-ready homes in the $300s and up; condos and townhomes starting in the low $200s; small multifamily buildings available from the mid-$200s.
• Rahway: Condos from the high $200s; single-family homes from the high $300s.
• Edison: Condos for less than $100,000, topping out in the mid-$300s; detached homes starting in the high $200s.
• Gloucester County: Single-family properties for less than $100,000; more commonly, homes list from the $200s–$600s; vacant lots starting as low as $15,000.

Trenton

Trenton, the capital of New Jersey, is situated along the Delaware River and boasts an important historical legacy as well as affordability. The city is home to iconic landmarks such as the New Jersey State Museum and the Old Barracks Museum. The downtown area is currently undergoing revitalization efforts, making it an attractive area for those looking to live in Trenton.

Real estate in Trenton includes a mix of single-family homes, townhouses, and condominiums, with starting prices as low as $80,000. Buyers can find move-in-ready homes in the $100,000–$200,000 range, making Trenton one of the more affordable cities in the state.

Trenton Amenities

• New Jersey State Museum
• Trenton Thunder Ballpark
• Trenton Transit Center (Amtrak and NJ Transit)
• Cadwalader Park
• Old Barracks Museum

Camden County

Camden County, located across the Delaware River from Philadelphia, is an affordable option for those who desire both urban amenities and suburban comfort. The county includes the best towns in South Jersey, such as Camden, Cherry Hill, and Collingswood, each with unique features that appeal to different types of residents. Camden is known for its vibrant arts and cultural attractions, including the Adventure Aquarium and BB&T Pavilion, while Cherry Hill offers excellent shopping at Cherry Hill Mall.

Camden County housing is accessible for budget-conscious buyers, with many single-family homes available from the low $100s. The affordability extends throughout the county, making it a desirable spot for young professionals and families alike.

Camden County Amenities

• Access to Philadelphia via PATCO Speedline
• Adventure Aquarium
• Cooper River Park
• Collingswood Farmers' Market
• Cherry Hill Mall
• Rutgers University-Camden

Vineland

Located in Cumberland County, Vineland is known for its agricultural heritage and scenic rural landscape. It's also among the more affordable places to live in southern New Jersey, offering residents a slower pace of life while still providing easy access to Philadelphia and Atlantic City. The downtown area features a mix of local shops and restaurants, including the Landis Theater, which hosts events throughout the year.

Vineland offers a variety of housing options, with single-family homes typically available from the low $100s. Many properties feature larger lots compared to those found in more urban parts of the state, providing an ideal environment for those looking for more space and privacy.

Vineland Amenities

• Landis Theater
• Vineland Downtown Improvement District
• Cumberland Mall
• Parvin State Park
• Vineland Historical and Antiquarian Society

East Orange

East Orange is a highly affordable option among the cities in Essex County. Its proximity to New York City makes it a great choice for commuters, with access to NJ Transit rail services offering an easy trip into Manhattan. East Orange also boasts an urban-suburban mix, featuring numerous parks and well-established neighborhoods with tree-lined streets.

The city's housing market offers everything from classic single-family homes to more modern apartments. Buyers can find East Orange homes for sale starting in the high $100s, with larger and renovated homes in the $300s. East Orange is popular among those who appreciate a sense of community and a rich cultural heritage.

East Orange Amenities

• Access to NJ Transit rail
• East Orange Public Library
• Watsessing Park
• Brick Church Plaza
• Historic East Orange City Hall

Plainfield

Plainfield is located in Union County and is known for its historic charm and diverse community. The Queen City, as it is affectionately called, is full of beautiful Victorian homes and tree-lined streets, creating a picturesque setting for residents. Plainfield is also home to many cultural and community events, adding to its lively character.

Housing in Plainfield is highly accessible, with a range of property types, including single-family homes, multi-family units, and condos. Single-family homes can be found from the low $200s, making Plainfield a popular choice for first-time homebuyers and those looking for more affordable options within commuting distance of New York City.

Plainfield Amenities

• Access to NJ Transit Raritan Valley Line
• Cedar Brook Park
• Plainfield Symphony Orchestra
• Drake House Museum
• Downtown Plainfield Business District

Phillipsburg

Set along the Delaware River on New Jersey's western border with Pennsylvania, Phillipsburg was once a critical industrial and transportation link for the region, something that can still be seen with the numerous local train tracks and businesses like Delaware River Railroad Excursions. It's currently undergoing an economic revival, with many new residents drawn to the town for reasons including its accessible housing.

Phillipsburg's Main Street offers a mix of new businesses and longtime local institutions like Rocco's Pizza & Italian Restaurant. Nearby, the Delaware River Park provides an opportunity to enjoy beautiful river views and green spaces just a short trip from downtown and residential areas. Meantime, just across the river, Easton, PA, is a hip yet historic town with attractions ranging from The Crayola Experience to the prestigious Lafayette College, along with many shops and restaurants.

Phillipsburg's share of Warren County homes is more affordable than those in most other towns. The vast majority are attached, semi-attached, and fully detached single-family homes. Fixer-uppers can be found for less than $100,000, while move-in-ready homes start in the mid-$100s. Buyers who spend a bit more will find extensive options under $400,000.

Phillipsburg Amenities

• Easy access to Pennsylvania
• Convenient to I-78
• Delaware River Park
• Walters Park
• St. Lukes Hillcrest Plaza shopping center
• Phillipsburg Free Public Library
• St. Luke's Hospital - Warren Campus

Pompton Lakes

Pompton Lakes is a popular, affordable choice for its combination of idyllic Passaic County natural spaces and convenience to New York City. The compact town is home to roughly 11,000 residents in its three square miles. As owners relax on the shores of Pompton Lake or one of the numerous local rivers, they'll have a hard time believing Manhattan is just over 20 miles away!

Closer to home, Pompton Lakes has its own charming downtown along the Wanaque River, home to local shops like Station 1 Books Vinyl and Vintage Shop and restaurants like The Cardinal Cafe and Taqueria La Juquilita. Residents can even catch a live show at the Rhino Theatre. As easy as it is to commute into the city, it's equally simple to slip out into the forests and mountains of the Garden State, with numerous state forests and parks just minutes away.

Homes in Pompton Lakes are primarily single-family detached properties, with a few condo communities rounding out the market. These condos and multifamily units start as low as $200,000, while detached properties are typically found from $300,000 and up. Even the community's share of Passaic County new construction homes start in the high $500s.

Pompton Lakes Amenities

• Pompton Lake and surrounding parks
• Convenient to I-287
• Hershfield Park
• Rhino Theatre

Toms River

Toms River is a great place to live if you love the water. Whether it's the river that gives it its name or the adjacent Barnegat Bay and the Atlantic Ocean, waterfront living is easy to find in Toms River. Most of the town is located on "mainland" New Jersey, though portions of the barrier islands between the bay and the ocean are also legally part of the city. The Garden State Parkway cuts through the community, which provides easy commutes to Northern New Jersey or a variety of shore towns to the south.

Downtown Toms River includes a bustling few blocks along Main, Hooper, and Water Streets. Here, residents can grab dinner at numerous local restaurants, shop at unique stores, or relax along the river at Huddy Park. Owners are also just a few minutes from some of the shore's most popular boardwalk towns like Seaside Heights and Seaside Park, not to mention the unspoiled natural beachfront of Island Beach State Park.

Homes in Toms River are almost exclusively single-family detached properties, and while homes on or near the water can be expensive, there are many pockets of very affordable homes here. More modestly sized or less recently built properties start in the mid-$100s. Most sell from the mid-$200s to just over half a million, though they can also vary significantly in style, size, and location within the large town. Toms River's share of luxury homes list from $1 million to more than $2.5 million.

Toms River Amenities

• Access to Garden State Parkway
• Huddy Park
• Cattus Island County Park
• Ocean County YMCA
• Community Medical Center

New Brunswick

The thriving central New Jersey town of New Brunswick has something to offer all would-be buyers. Many people living in New Brunswick are there for the proximity to Rutgers University, the state college which is the largest in New Jersey and offers a range of degrees and programs. The beautiful campus is just a short walk from downtown, including a bustling district of businesses, restaurants, entertainment venues, and more.

The area is also a desirable home for those commuting into New York City, with easy access to the NJ Turnpike and NJ Transit rail stations. Set along the Raritan River banks, residents can enjoy numerous city parks, including the 78-acre Buccleuch Park, which offers green space, sports facilities, and a local museum. New Brunswick is also a perfect choice for those in the medical and science fields, thanks to the multiple local hospitals, medical facilities, and big-name corporations like Johnson & Johnson.

Despite New Brunswick's relatively dense development, most homes are detached or semi-attached single-family properties. Single-family homes in New Brunswick list from just under $200,000, though most of the city's move-in ready homes can be found in the $300s and up. New Brunswick condos and townhomes are highly affordable for the state, starting in the low $200s. Small multifamily buildings of two to four units are also common, with some available from the mid-$200s, with options into the high six figures.

New Brunswick Amenities

• Rutgers University
• New Brunswick NJ Transit/Amtrak rail stop
• Convenient to NJ Turnpike/I-95
• Buccleuch Park
• State Theatre New Jersey
• Robert Wood Johnson University Hospital

Rahway

Rahway is a northern New Jersey town rich in history and convenient to major employment hubs. Settlement in the area dates back to the late 17th century, and the city was also the site of a Revolutionary War battle and a once significant manufacturing scene.

Today, residents primarily commute to New York City or other larger nearby cities, an easy trip with several major nearby roads like the Garden State Parkway and NJ Transit's commuter rail service. The area surrounding this train station has been revitalized into a popular downtown area full of restaurants, shops, and even cultural and performance spaces like the Union County Performing Arts Center. Residents can also enjoy the winding Rahway River at Rahway River Park, which offers green space, sports fields, and a community pool.

Housing in Rahway primarily consists of single-family detached homes, a limited number of condos, and small multifamily homes with two to four units. Condos in Rahway list from the high $200s, while Rahway's single-family homes list from the high $300s.

Rahway Amenities

• Access to NJ Transit Northeast Corridor commuter rail
• Rahway River Park
• Milton Lake Park
• The Union County Performing Arts Center
• Rahway Recreation Center
• Robert Wood Johnson University Hospital Rahway

Edison

The township of Edison was once known as Raritan Township but changed its name in the 1950s in honor of legendary inventor Thomas Edison, who built his lab in the Menlo Park area. This area is now preserved as Edison State Park and the Thomas Edison Center. Edison is among the Garden State's largest communities, with nearly 110,000 residents—not including the separate community of Metuchen, which Edison surrounds.

And there's plenty for these folks to do, from shopping at the Menlo Park Mall to relaxing at the spacious Roosevelt Park, which contains a lake, walking trails, and a live theater. When it's time for work, residents have easy access to the New Jersey Turnpike, Interstate 287, US Route 1, and an Amtrak and NJ Transit station for quick rail travel.

Single-family homes in Edison outnumber condos and co-ops by about three to one, though affordable properties can be found in all types. Edison condos can be found for less than $100,000, topping out in the mid-$300s. Detached homes start in the high $200s, with plentiful options for price-sensitive buyers under $500,000.

Edison Amenities

• Access to Amtrak/NJ Transit Northeast Corridor rail
• Edison State Park
• Roosevelt Park
• Dismal Swamp Preserve
• New Jersey Convention and Exposition Center
• Menlo Park Mall
• JFK University Medical Center

Gloucester County

Gloucester County is a large and affordable county located in southwestern New Jersey. It hugs the Delaware River just south of Philadelphia but also stretches more than 20 miles inland to the state's more rural center. It contains numerous distinctive communities like Swedesboro, Glassboro, Washington Township, and Gloucester Township, each offering its own personality and benefits. It's the perfect community for those working in the big city but wanting a quieter, rural retreat to call home at the end of the day. This natural landscape is also protected through parks like Washington Lake Park. Many parts of the county are less than 30 miles from the Jersey shore.

Gloucester County's large size means a similarly large and wide-ranging housing selection. Single-family properties are highly affordable, with some selling for less than $100,000. More commonly, homes in Gloucester County list from the $200s–$600s, with buyers on the highest end of that spectrum able to find more modern, spacious homes on larger lots than they would in other parts of the state. The county also has extensive amounts of unbuilt homesites for those who want to build their own affordable property, with vacant land and lots in Gloucester County starting as low as $15,000 for half-acre lots.

Gloucester County Amenities

• Convenient to NJ Turnpike, I-95,  I-295
• Near Philadelphia International Airport
• Washington Lake Park
• Bridgeport Speedway
• Rowan University
• Pitman Golf Course

New Jersey's Cheapest Homes Are Waiting!

It should come as now surprise that the cheapest towns are also some of the best places to live in NJ. Many offer convenient commutes to the region's two large cities, while others provide unmatched suburban and rural charm, and many can be found in the best counties in New Jersey! Best of all, these delightful towns are accessible for nearly all homebuyers thanks to these excellent value homes.