11 Cheapest Places to Live in New Jersey
- Salem
- Gloucester City
- Clayton
- Philipsburg
- Oaklyn
- Absecon
- Trenton
- Pitman
- Rahway
- Toms River
- Hightstown
1. Salem
Median Home Price: $201,300
Average Rent (one bedroom): $1,260
Cost of Living Compared to State Average: 23.4% lower than NJ average
The cheapest place to live in New Jersey is Sale, which has a median home price of only $201,300. Rent prices and the cost of living in Salem are also the lowest in the state, making it the ideal place to live if you're on a budget. Salem is a small rural town is located in Southern NJ, near the border with Delaware and has a history dating back to the 17th century when it was founded by Quakers.
However, although Salem is very affordable, it does suffer from high crime rates and is one of the most dangerous cities in NJ.
2. Gloucester City
Median Home Price: $204,600
Average Rent (one bedroom): $1,525
Cost of Living Compared to State Average: 21.4% lower than NJ average
Gloucester City is also one of the most affordable places to live in NJ, with a median home value of just over $204,000 as of May 2024. This city is located in Camden County, New Jersey, and is home to around 11,500 people. The town offers a convenient location directly across the Delaware River from Philadelphia. Plus, it’s a small town with a family-friendly atmosphere and a high concentration of Irish American residents.
With a median home value of just $204,600 and a median rent of just over $1,500, Gloucester City is affordable by New Jersey standards. It offers a tight-knit community and plenty of public parks and walking spaces, making it an excellent place for families or young professionals who work across the river in Philadelphia.
3. Clayton
Median Home Price: $271,000
Average Rent (one bedroom): $1,410
Cost of Living Compared to State Average: 15.8% lower than NJ average
Clayton is also one of the cheapest towns to live in New Jersey. Also located in Gloucester County and having just over 8,000 people, it offers a low crime rate, good public schools, and an easy commute into Philadelphia.
About one-third of the borough is covered by municipal and state parks, including the Glassboro Wildlife Management area, covering approximately 2,400 acres of Clayton and other surrounding townships.
Clayton is among the best suburbs for both growing families and young professionals for all these reasons. Plus, with a median home value under $300,000 and a median rent of just over $1,400, it’s quite affordable for New Jersey standards.
Clayton is a great location for those who appreciate easy access to Philadelphia. However, before finalizing your relocation plan, make sure to read about when to expect rent notices in NJ in order to see if Clayton still remains within your budget.
4. Phillipsburg
Median Home Price: $292,000
Average Rent (one bedroom): $1,585
Cost of Living Compared to State Average: 12.6% lower than NJ average
Phillipsburg is another one of the cheapest places to live in NJ. Philipsburg is situated along the Delaware River in Warren County, New Jersey, located directly across from Easton, Pennsylvania, which is accessible via the Northampton Street Bridge. Situated just 30 minutes from the Pocono Mountains, halfway between New York and Philadelphia, Phillipsburg offers a central location and a historic past.
It was once a central transportation hub, and the Norfolk Southern Railway still runs through the town. With a median rent of $1,585 and a median home value of $292,000, Philipsburg offers a ton of value for growing families.
5. Oaklyn
Median Home Price: $300,500
Average Rent (one bedroom): $1,540
Cost of Living Compared to State Average: 12.5% lower than NJ average
Oaklyn is also one of the cheapest places to live in New Jersey. This affordble suburb is often rated as one of the best places to live in the state. Located just 20 minutes outside of Philadelphia, it’s a peaceful suburb with less than 5,000 people.
It offers good public schools and a low cost of living with a median home value of just $300,500 and a median rent of $1,540. Plus, Oaklyn has a bustling economy with a high employment rate and business growth relative to the cost of living.
6. Absecon
Median Home Price: $300,900
Average Rent (one bedroom): $1,620
Cost of Living Compared to State Average: 12.3% lower than NJ average
Absecon is also one of the most affordable cities in NJ. Abescon is situated on the Absecon Bay outside Atlantic City. It’s a peaceful small town with a tight-knit community and gorgeous waterfront views.
The nearby bay provides plenty of recreational activities, as does the Absecon Wildlife Management Area features 3700 acres of protected marshland for fishing and bird watching. Plus, Atlantic City is close by for more action and entertainment.
With the median home price of just over $300,000 and the median rent just over $1,600, Absecon offers a low cost of living and plenty of attractions for families and retirees.
7. Trenton
Median Home Price: $306,000
Average Rent (one bedroom): $1,700
Cost of Living Compared to State Average: 12.1% lower than NJ average
Trenton is the capital of New Jersey and the county seat of Mercer County. It’s also one of the largest cities in New Jersey. Trenton is a historic city with a proud past and offers easy access to New York City and Philadelphia. It attracts young families due to its good public schools and abundance of parks. Plus, the cost of living in Trenton is 12.1% lower than the New Jersey average, and the cost of housing is among the cheapest in the state.
However, it does suffer from problems like crime and lack of employment opportunities. So, residents should do their research before moving to a particular area. But it’s still a very cheap city with plenty of potential if you stick to the safer neighborhoods.
8. Pitman
Median Home Price: $314,250
Average Rent (one bedroom): $1,705
Cost of Living Compared to State Average: 11.8% lower than NJ average
Pitman is another one of the cheapest towns in NJ. It's also a very safe community, making Pitman one of the cheapest and safest places to live in New Jersey. Located about 40 minutes from Philadelphia and Wilmington, Delaware, Pitman features a quaint downtown area with great local shops and restaurants and hosts frequent community events such as crafts fairs and outdoor concerts. Plus, there are plenty of parks and golf courses in Pitman and Alcyon Lake, which offers ample opportunity for outdoor recreation.
With a median home value of $314,250 and a median rent of just over $1,700, Pitman offers affordable living and a great small-town atmosphere for young families and working professionals.
9. Rahway
Median Home Price: $405,700
Average Rent (one bedroom): $1,710
Cost of Living Compared to State Average: 10.3% lower than NJ average
Rahway is a city in Southern Union County, located about 21.6 miles southwest of Manhattan and 5 miles west of Staten Island. Considered a commuter city for those who work in New York, Rahway offers a suburban ambiance with easy access to urban amenities. Its location on the Rahway River, which feeds into the Hudson River, allowed the city to develop as an industrial and artisanal center with a thriving arts community.
Median home values are slightly higher than some of the other cities on this list, but it’s still much lower than the statewide average. It’s among the most affordable suburbs of New York City and caters to a diverse array of residents, including families and working professionals.
10. Toms River
Median Home Price: $399,200
Average Rent (one bedroom): $1,825
Cost of Living Compared to State Average: 9.7% lower than NJ average
Toms River is a Township in Ocean County, located right on the Atlantic Ocean. It’s one of the most famous towns in Ocean County, having made appearances in hit TV shows like Boardwalk Empire and the Jersey Shore. It also features a popular downtown area and unique attractions like the Insectropolis and the Urban Air Trampoline and Adventure Park. With median home values under $400,000 and rent just over $1,800, Toms River offers desirable beachfront property and very reasonable prices.
11. Hightstown
Median Home Price: $407,500
Average Rent (one bedroom): $1,800
Cost of Living Compared to State Average: 9.5% lower than NJ average
Hightstown is a borough in Mercer County, located in Central New Jersey, about 30 minutes from Trenton. It features a bustling downtown area with great restaurants, shops, and local businesses. It has great schools and plenty of parks, golf courses, and recreation areas, perfect for families. Plus, it’s about an hour’s drive from both New York and Philadelphia, offering more opportunities for action and excitement. With an average home value of just over $400,000 and a median rent of $1,800, it’s quite affordable by New Jersey standards.
Cheapest Places To Live In NJ Comparison
|
Place |
Median Rent |
Median Home Value |
|
Salem |
$1,260 |
$201,300 |
|
Gloucester City |
$1,525 |
$204,600 |
|
Clayton |
$1,410 |
$271,000 |
|
Philipsburg |
$1,585 |
$292,000 |
|
Oaklyn |
$1,540 |
$300,500 |
|
Absecon |
$1,620 |
$300,900 |
|
Trenton |
$1,700 |
$306,000 |
|
Pitman |
$1,705 |
$314,250 |
|
Rahway |
$1,710 |
$405,700 |
|
Toms River |
$1,825 |
$399,200 |
|
Hightstown |
$1,800 |
$407,500 |
Methodology for Selecting the Cheapest Places to Live in New Jersey
To determine the most affordable cities in NJ we looked at median rents, median home prices and the cost of living in cities across the state. Home prices and rents are based on apartments and homes that rented or sold between Jan 1, 2023, and May 1, 2024. The cost of living in each city is compared to the state average for 2024.