9 Affordable NYC Suburbs in New Jersey: Cheapest Places to Live in NJ Near NYC

House hunters and renters looking for cheaper places to live while still being close to New York City are in good company. Living in Manhattan costs a fortune, but many nearby New Jersey towns offer much better deals.

From historic Orange in Essex County to convenient Bayonne on the tip of the Bergen Neck peninsula, it's possible to find affordability in a great community. Here's the real deal on places where you can actually afford a home while still having an easy commute to NYC.

Highlights of Affordable NJ Towns Near NYC

• Ultra-Fast NYC Commutes: Union City, West New York, Bayonne, and Jersey City offer the quickest rides—just 10 to 25 minutes by bus, PATH train, or ferry.
• Cheapest Options: Orange, Elizabeth, Rahway, and Plainfield feature homes typically priced from the low $200Ks to $400Ks, with solid transit access.
• Picks for Space and Schools: Living in Bayonne, Orange, or Plainfield means larger homes, parks, and convenient public and private schools.
• Underrated NJ Options: Hackensack, Bayonne, and Rahway offer a balance of affordability, livability, and improving downtown areas.

Orange: Historic Charm 20 Miles from NYC

Orange sits just 20 miles west of Manhattan with homes that won't break the bank. Homes in Orange typically sell for $200,000 to $600,000. Orange's luxury homes can top $1 million, but they are few and far between.

The town has lots of history and character. Those Victorian houses you see everywhere? They give Orange a special feel you don't find in newer suburbs.

Need something fun to do? The Essex County Turtle Back Zoo is right next door in West Orange, as is the Thomas Edison National Historical Park, one of the best national parks in New Jersey.

Orange gives you affordable housing with some real character. You get city access without city prices.

Getting From Orange to NYC

The NJ Transit Morris & Essex Line makes commuting simple. Trains run every 20-30 minutes during rush hour, getting you to Penn Station in about 35 minutes. The Orange station sits right in town, making it easy to walk there from many neighborhoods. Buses also run to Port Authority, taking 45-60 minutes depending on traffic.

Elizabeth: Close to Midtown, Half the Cost

Aerial view of Port Newark and Elizabeth, New Jersey shipping and logistics area from airplane window. New York. USA.

Want to be really close to Midtown? Elizabeth is located less than 20 miles southwest of Midtown in NJ's Union County.

Rent here runs $1,500 to $2,200 for studios up to two-bedrooms. For homebuyers, expect homes in Elizabeth to list from the $200s to the $700s.

The best part? Elizabeth has both city conveniences and quieter neighborhoods. It's near NYC and adjacent to Newark Liberty International Airport, but it's still regarded as one of the best suburbs in New Jersey!

Getting From Elizabeth to NYC

Elizabeth has two NJ Transit train stations: Midtown Elizabeth and North Elizabeth. Both serve the Northeast Corridor and North Jersey Coast lines. During rush hour, trains run every 15-20 minutes, with the trip to Penn Station taking just 30 minutes. Bus options include NJ Transit routes to Port Authority, with trips taking 35-45 minutes.

Plainfield: Budget-Friendly with Great Parks

Family playing with bubbles in park

Plainfield is one of Union County's most affordable spots. Homes typically cost between $300,000 and $400,000, and rent usually runs $1,800 to $2,200 per month.

Love green space? Cedar Brook Park and Green Brook Park give you room to breathe. The town also has plenty of restaurants and shopping.

The commute to NYC is straightforward, with train and bus options. This allows you to work in Manhattan but pay a lot less to live.

Plainfield lets you keep more money in your pocket without giving up a good lifestyle. That matters when everything costs more these days.

Commuting From Plainfield to NYC

Plainfield has two NJ Transit stations on the Raritan Valley Line: Plainfield and Netherwood. During peak times, trains run every 30 minutes, and the trip to Penn Station takes about 70 minutes (including a transfer at Newark). Direct trains run during limited rush hour times. NJ Transit buses also connect Plainfield to Port Authority, with the 113 and 114 routes taking approximately 80 minutes.

West New York: Affordable Skyline Views

Skyline of West New York and Guttenberg New Jersey with a Clear Blue Sky along the Hudson River

Don't let the name fool you. West New York, one of the most walkable cities in NJ, sits right across the Hudson River from Manhattan. The commute couldn't be better—NJ Transit buses and private jitneys get you to Port Authority in as little as 20 minutes.

Housing costs less than you'd think, especially for those amazing Manhattan skyline views. Homes in West New York average in the high $400s to low $500s, with most homes listing from $200,000 to $850,000. However, luxury homes with views of NYC can top $2 million.

You'll find mid-rise condos, brownstones, and duplexes here. Renters pay much less than they would just across the river.

The waterfront promenade gives you a perfect spot for jogging or evening walks. As a bonus, West New York's diverse population means amazing food options—from Cuban cafés to Italian bakeries.

This spot works perfectly for people who need a quick NYC commute without the NYC price tag.

West New York to NYC Commutes

West New York has some of the fastest commutes to Midtown. NJ Transit bus routes 128, 154, 156, 158, and 159 all serve the area, with buses running every 5-10 minutes during rush hour. The trip to Port Authority takes just 15-25 minutes. Private jitney buses run even more frequently along Bergenline Avenue and Boulevard East.

For PATH train access, the Bergenline Avenue station of the Hudson-Bergen Light Rail connects to Hoboken Terminal in about 20 minutes.

Rahway: Access that Won't Break the Bank

Rahway Subway Transit Station, New Jersey

Rahway makes house hunting easier with single-family homes in the $300s and $400s, making it one of the most affordable cities in NJ. The location makes sense for commuters who want more space than a city apartment.

The train station on West Milton Avenue takes you straight to NYC. No transfers, no fuss.

After work, you can enjoy outdoor activities at Rahway River Park and Milton Lake Park. The town has enough restaurants and shops that you don't need to go to the city for everything.

Homes in Rahway range from apartments to houses with yards, so you can pick what fits your budget and needs.

Getting From Rahway to NYC

The Rahway train station sits right in the downtown area on NJ Transit's Northeast Corridor Line. Trains run every 15-20 minutes during rush hour, with the trip to Penn Station taking just 40-45 minutes. This direct service makes Rahway especially attractive for daily commuters. Amtrak also stops at Rahway Station, giving you another option for getting to NYC.

Jersey City: Right Across the Hudson for Less

Aerial panorama of Jersey City

Jersey City, located directly across the Hudson River from Manhattan, offers a mixed bag of affordability. Prices have been on the rise, and it's the most expensive town on this list, but considering its proximity to the city and large number of homes priced below $600,000, it warrants mention.

One of the biggest perks of living in Jersey City is seeing the NYC skyline from many spots in town. Brooklyn is a great comparable community, and Jersey City is more than 20% cheaper than the NYC borough.

Rent here runs $2,500 to $3,000 monthly—not cheap, but better (and with more space) than Manhattan and Brooklyn. Jersey City homes start in the mid-$300s, and roughly half of the city's homes list for under $850,000. Luxury homes include high-rise condos and expansive townhomes, and prices can top $2.5 million.

The best part? Transportation options are everywhere. PATH trains, NJ Transit, buses, and even ferries get you into the city fast.

Jersey City has its own cool factor, too. Tons of restaurants, shops, and things to do mean you don't always need to head into NYC for fun. The waterfront parks let you enjoy amazing Manhattan skyline views without paying Manhattan prices. That's a win.

Getting From Jersey City to NYC

In terms of access to New Jersey's public transit system, Jersey City offers the best access and most options of any spot on this list. The PATH train runs 24/7 from multiple stations (Journal Square, Grove Street, Exchange Place, and Newport), getting you to World Trade Center in 10 minutes or Midtown in 20-25 minutes.

During rush hour, trains run every 4-8 minutes. NY Waterway ferries leave from Paulus Hook and Exchange Place, reaching Manhattan in under 10 minutes. NJ Transit buses and light rail provide even more options for getting around.

Hackensack: Under an Hour from NYC

Courtyard in Hackensack

Hackensack often gets overlooked, but this Bergen County town deserves your attention. It is less than 15 miles from Midtown Manhattan and has direct train access.

The New Jersey Transit train takes under 50 minutes to reach Penn Station. Buses run regularly, too, if that works better for your schedule.

Hackensack homes cost around $425,000 on average—much less than nearby towns. You'll find all kinds of options: pre-war co-ops, mid-century ranch houses, and newer high-rise condos. The town's share of the historic homes in Bergen County can cost more, but prices still never top the mid-$900s.

Downtown Hackensack keeps getting better. New restaurants, coffee shops, and local stores keep opening. Living near Hackensack University Medical Center and several parks makes this spot great for both young workers and families.

Hackensack to NYC Commutes

The Hackensack station on NJ Transit's Pascack Valley Line offers service to Secaucus Junction (where you transfer to NYC trains) and Hoboken Terminal. During rush hour, trains run every 30 minutes. The total trip to Penn Station, including transfer, takes 45-50 minutes. For direct service, NJ Transit buses run frequently from downtown Hackensack to Port Authority, taking 30-45 minutes depending on traffic.

Union City: 10 Minutes from Manhattan

Residential townhomes in Union City NJ USA circa 2023

Union City might be the quickest commute on this list—just 10 minutes from Midtown Manhattan by bus. With homes in Union City ranging from the $200s to $900s and an average price in the low $500s, the combination of affordability and NYC access is unbeatable.

Homes are mostly multi-family buildings, row houses, and smaller apartment complexes. This makes it perfect for first-time buyers or investors looking for rental income.

The best part of Union City? The food! Though packed with people, Union City keeps a friendly neighborhood feel with corner markets, playgrounds, and community centers.

Transportation couldn't be better. Frequent buses and private jitneys get you into NYC quickly and reliably. No car needed. For the perfect mix of affordability and quick access to Manhattan, consider living in Union City.

Union City to NYC

Union City's location at the mouth of the Lincoln Tunnel gives it an unbeatable commute. NJ Transit bus routes 111, 123, 124, 125, 127, 129, and 190 all serve the area, with buses running every 5 minutes during rush hour. The trip to Port Authority takes just 8-15 minutes. Private jitneys run continuously along Bergenline Avenue and Kennedy Boulevard with even more frequency. For PATH train access, a short bus ride into Hoboken will connect you.

NJ Affordability Near New York City

Many people considering living in New Jersey don't realize that affordability exists just outside of New York City. Orange, Plainfield, and Jersey City offer surprisingly accessible real estate and vibrant communities.

The right suburb can cut your housing costs in half while keeping your commute reasonable. That extra money can go toward savings, fun, or whatever else matters to you. Discover your affordable NYC suburb in New Jersey today!