New Jersey attracts Americans from all over. And there’s a good reason why: Affordable transport, low cost of living, and quality education. You can’t go wrong with the Garden State!
Although property prices have risen in recent years, the average home value in the top 10 cheapest cities is still only around $500,000. Vineland’s cost of living is 14.4% lower than the national average, and Absecon is 6.1% more affordable than the rest of the country.
But that’s not all! Retirees can enjoy Gloucester City friendly community and peaceful environment, with homes averaging a nominal $227K. Meanwhile, Camden offers a booming job market in education, healthcare, and technology, with median home prices at just $138,452.
Cheapest Places to Live in New Jersey in 2025
Here’s our ranking of the most affordable places to live in New Jersey. We’ve considered the average household income, median list price, median house rent, and the population of the cities.
| City | Median Home Value | Median House Rent | Cost of Living Compared to National or State Average | Median Household Income | Population |
|---|---|---|---|---|---|
| 1. Camden | $138,452 | $1,700 | 5.8% lower ⬇️ | $40,450 | 71,100 |
| 2. Gloucester City | $227,696 | $1,900 | 5.8% lower ⬇️ | $70,942 | 66,239 |
| 3. Vineland | $290,873 | $1,629 | 14.4% lower ⬇️ | $65,854 | 60,797 |
| 4. Absecon | $327,522 | $1,900 | 6.1% lower ⬇️ | $77,516 | 9,130 |
| 5. Trenton | $337,374 | $1,850 | 12.7% lower ⬇️ | $47,102 | 89,620 |
| 6. Pitman | $339,346 | $2,400 | 15.8% lower ⬇️ | $96,199 | 8,880 |
| 7. Highstown | $441,391 | $2,550 | 12.7% lower ⬇️ | $107,431 | 5,853 |
| 8. Atlantic City | $215,336 | $1,900 | 6.1% lower ⬇️ | $36,220 | 38,464 |
| 9. Phillipsburg | $318,225 | $1,675 | 12.6% lower ⬇️ | $67,782 | 15,328 |
| 10. Clayton | $291,310 | $1,800 | 15.8% lower ⬇️ | $89,375 | 8,948 |
10 Cheapest Places to Live in New Jersey
Here’s our list of 10 cities that offer affordable living options in the Garden State:
#1 Camden
- Median house rent is $1,700 | Rental prices range between $908 and $2,800.
- Median home value of Camden is $138,452.
- Cost of living in Camden is 5.8% cheaper than the national average.
Camden’s proximity to Philadelphia offers urban amenities and exciting opportunities. The city is home to Rutgers University, a prominent educational institution. Families can also visit the Adventure Aquarium, featuring over 8,500 aquatic species. Additionally, the Camden Waterfront features beautiful parks, playgrounds, and walking paths, ideal for family outings.
» Camden Homes for Sale: Find homes in cheapest places to live in NJ.
#2 Gloucester City
- Median house rent is $1,900 | Rental prices range between $500 and $2,200.
- Median home value of Gloucester City is $227,696.
- Cost of living in Gloucester City is 5.8% cheaper than the national average.
Gloucester City offers affordable healthcare 4.9% lower than the national average. Seniors can enjoy the scenic Proprietor’s Park Riverwalk, which features serene walking paths. The city’s combination of accessible parks, senior-focused programs, and suitable housing options makes it an attractive place for older adults.
» Gloucester City Homes for Sale: Search homes in one of the cheapest place to live in NJ.
#3 Vineland
- Median house rent is $1,629 | Rental prices range between $1,000 and $7,000.
- Median home value of Vineland is $290,873.
- Cost of living in Vineland is 14.4% cheaper than the national average.
Vineland is one of the cheapest city to live in New Jersey with rich cultural attractions like the Delsea Drive-In and the Palace of Depression. It showcases its unique history. Transportation is supported by major highways, New Jersey Transit bus services, and nearby rail access for longer trips. Key employers like Inspira Health Network, F & S Fresh Foods, and Walmart contribute to a robust job market in the area.
» Vineland Homes for Sale: Discover affordable homes in one of the most affordable places to live in NJ.
#4 Absecon
- Median house rent is $1,900 | Rental prices range between $800 and $3,500.
- Median home value of Absecon is $327,522.
- Cost of living in Absecon is 6.1% cheaper than the national average.
Absecon is one of the most affordable places to live NJ. Transportation costs are 12% below the national average in the city. Absecon is close to Atlantic City, offering residents access to city entertainment while enjoying a quieter suburban lifestyle. Additionally, the city boasts a major employers like McCarthy Tire Service and KHS&S Contractors in the automobile industries.
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#5 Trenton
- Median house rent is $1,850 | Rental prices range between $700 and $4,200.
- Median home value of Trenton is $337,374.
- Cost of living in Trenton is 12.7% cheaper than the state average.
Trenton, often referred to as ‘The Capital City,’ offers a unique blend of affordability and urban conveniences. Housing costs are also 21.7% lower than the national average. Major employers like Njm Insurance Group and Hutchinson are prominent here, making it ideal for professionals.
» Trenton Homes for Sale: Browse through thousands of properties in cheap places to live in NJ.
#6 Pitman
- Median house rent is $2,400 | Rental prices range between $850 and $3,000.
- Median home value of Pitman is $339,346.
- Cost of living in Pitman is 15.8% cheaper than the state average.
The average housing price in McCook is 21.9% lower than the national average. Healthcare costs 6.5% less, which provides comfort for seniors and families. The city is also known for its Pitman Gallery & Art Center, which offers art exhibitions, workshops, and events. Moreover, Rowan University and Aryzta La Brea Bakery Inc. are top employers in this area.
» Pitman Homes for Sale: Find a home in affordable cities in New Jersey.
#7 Hightstown
- Median house rent is $2,550 | Rental prices range between $2,550 and $5,000.
- Median home value of Hightstown is $441,391.
- Cost of living in Hightstown is 12.7% cheaper than the state average.
You can comfortably live in Hightstown, with an average household income of $68,400. Located in Mercer County, Hightstown is renowned for its historical landmarks. This includes the First Methodist Church, and the Civil War Memorial Park. Shiseido America, Inc. and Hovione are the top employers in this city.
» Hightstown Homes for Sale: Search affordable places to live in NJ.
#8 Atlantic City
- Median house rent is $1,900 | Rental prices range between $1,000 and $25,000.
- Median home value of Atlantic City is $215,336.
- Cost of living in Atlantic City is 6.1% cheaper than the national average.
Atlantic City, is often considered as the cheapest place to live in New Jersey. It boasts transportation costs of 64.6% cheaper than the national average. The city is home to Atlantic Cape Community College for students to pursue education. Moreover, for entertainment options Borgata Casino, Atlantic City Boardwalk and Steel Pier Amusement Park offer ample shops, restaurants, and gaming options.
» Atlantic City Homes for Sale: Get yourself a home in one of the cheapest cities to live in New Jersey.
#9 Phillipsburg
- Median house rent is $1,675 | Rental prices range between $110 and $3,575.
- Median home value of Phillipsburg is $318,225.
- Cost of living in Phillipsburg is 12.6% cheaper than the state average.
Phillipsburg boasts an appealing affordability, with housing costs 26.2% lower and healthcare expenses 1.3% below the national average. Shappell Park is a vibrant hub for community events, providing residents with opportunities to connect and engage. Additionally, INFINITT North America and Norwescap are top employers, making Phillipsburg an attractive destination for job seekers.
» Phillipsburg Homes for Sale: Browse affordable homes in New Jersey cities.
#10 Clayton
- Median house rent is $1,800 | Rental prices range between $1,800 and $2,400.
- Median home value of Clayton is $291,310.
- Cost of living in Clayton is 15.8% cheaper than the state average.
Clayton, NJ is an affordable place to live, but not the cheapest in the state. The cost of living is about 15.8% lower than the state average. It also offers affordable healthcare which is 6.5% lower than the national average. Moreover, the city has home prices 35% cheaper than the US median. Apart from this, Aura Badge Company is one of the biggest employers in the city.
» Clayton Homes for Sale: Find homes in one of the cheapest city to live in NJ.
So, Where Is the Cheapest Place to Live in New Jersey?
If you want to move to New Jersey, you will find cheap houses for sale in New Jersey under 250K in cities like Camden, Gloucester City, and Vineland. They also offer stable job opportunities, and a low cost of living which is more affordable than other New Jersey cities.
Cities like New Brunswick and Highland Park are slightly expensive but provide better job opportunities. You must research the home prices and living costs. Also, getting a mortgage pre-approval helps you stand out in the competition before buying cheap houses in New Jersey.
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Research Methodology
To rank the top cities in New Jersey, we analyzed all the regions, evaluating them based on specific criteria. Below is a breakdown of the factors used and the sources of information that informed our rankings.
- Population: World Population Review [1]
- Median Home Price: Zillow [2]
- Median Rent: Zillow [3]
- Cost of Living: Rent Cafe [4]
Frequently Asked Questions
What is the least expensive place to live in New Jersey?
The cheapest place to live in New Jersey is Camden. It offers affordable housing, which is 69.6% lower than the national average.
» 10 Cheapest Places to Live in New Jersey: Find out the other cheapest places to live in New Jersey.
Where is the best place to live in New Jersey?
The best place to live in New Jersey is Gloucester City, followed by Newark, Jersey City, Toms River, Paterson, Elizabeth, and Princeton.
Is New Jersey the cheapest place to live in?
No, it is not. The median home value is $539,757. If you're looking for cities with affordable housing and a low cost of living, you can try your luck in some of these cheapest places in America.
Which New Jersey city has the lowest cost of living?
Vineland has the lowest cost of living, which is 14.4% and 28.5% lower than the national and state average, respectively.
