Sam SmithNew Jersey is often ranked among the most expensive states in the nation, yet pockets of affordability remain if you know where to look. From older industrial cities to small South Jersey boroughs and Pinelands communities, housing costs vary dramatically depending on geography, commute options, and property taxes. This guide highlights towns and cities where home prices and overall living expenses are relatively lower, offering opportunities for residents to enjoy New Jersey’s cultural richness and strategic location without the steep costs of its most exclusive suburbs.
Top 50 Cheapest Cities To Live In NJ
1. Bridgeton (Cumberland County)
Bridgeton is a historic city in South Jersey, known for its Victorian architecture and cultural diversity. It consistently ranks among the most affordable places in the state, with some of the lowest median home prices. The city has a revitalizing downtown, parks, and access to the Cohansey River. While property taxes remain high, overall housing costs are far below North Jersey averages. Bridgeton offers affordability, history, and community, appealing to families and individuals seeking value in southern New Jersey.
2. Browns Mills (Burlington County)
Browns Mills, part of Pemberton Township, lies within the Pinelands National Reserve. Housing prices are relatively low compared to suburban areas closer to Philadelphia or New York City. The community offers modest homes, access to lakes, and outdoor recreation in the Pinelands. While amenities are limited, Browns Mills provides affordability and natural surroundings. Its location makes it appealing for residents seeking quiet living with reasonable commutes to larger South Jersey job centers, balancing cost and lifestyle.
3. Camden (Camden County)
Camden is New Jersey’s most affordable large city by home price. Located across the river from Philadelphia, it has faced economic challenges but is undergoing revitalization with new waterfront development and institutions like Rutgers–Camden. Housing costs are among the lowest in the state, making it accessible for families and individuals. Camden offers cultural diversity, transit access, and proximity to Philadelphia jobs. Despite challenges, its affordability and ongoing redevelopment make it a notable option for budget‑conscious residents.
4. Carneys Point (Salem County)
Carneys Point sits along the Delaware River near the Delaware Memorial Bridge. Housing prices are low compared to much of New Jersey, making it attractive for affordability seekers. The township has a mix of modest homes and rural landscapes, with easy access to Wilmington and Philadelphia. While amenities are limited, Carneys Point offers affordability, riverfront views, and convenient highway access. Its location makes it appealing for commuters and families seeking value in South Jersey.
5. Carteret (Middlesex County)
Carteret is an industrial waterfront city on the Raritan Bay, offering relatively affordable housing compared to nearby North Jersey suburbs. The community is diverse, with modest single‑family homes and apartments. Carteret benefits from proximity to Staten Island and Newark, with transit and highway access. While property taxes are high, home prices remain lower than regional averages. Carteret’s affordability, combined with location and redevelopment efforts, makes it appealing for residents seeking value near the New York metro area.
6. Clayton (Gloucester County)
Clayton is a small borough in Gloucester County, offering affordable housing compared to suburban areas closer to Philadelphia. The community features modest homes, schools, and local businesses, with a strong sense of community. Housing prices are lower than regional averages, making Clayton attractive for families and retirees. Its location provides access to South Jersey job centers while maintaining a quieter pace of life. Clayton balances affordability with suburban amenities, appealing to cost‑conscious residents.
7. Clementon (Camden County)
Clementon is a small borough in Camden County, historically known for Clementon Park and Splash World. Housing prices are relatively low compared to nearby suburbs, making it affordable for families and individuals. The community offers modest homes, schools, and local businesses. While amenities are limited, Clementon provides affordability and proximity to Philadelphia. Its location and housing costs make it appealing for residents seeking value in South Jersey, with access to both suburban and urban opportunities.
8. Dover (Morris County)
Dover is a small urban center in Morris County, one of the few affordable towns in an otherwise expensive region. Housing prices are lower than neighboring suburbs, making it attractive for families and commuters. Dover has a diverse population, a walkable downtown, and NJ Transit rail service to New York City. Its affordability, combined with transit access and cultural vibrancy, makes it appealing for residents seeking value in North Jersey without sacrificing connectivity.
9. East Orange (Essex County)
East Orange is an urban community directly adjacent to Newark, offering some of the most affordable housing in North Jersey. With NJ Transit access to New York City, it provides connectivity at lower costs than nearby suburbs. The city has diverse neighborhoods, schools, and cultural institutions. While property taxes are high, home prices remain relatively low. East Orange’s affordability and transit access make it appealing for commuters and families seeking value in the New York metro area.
10. Egg Harbor City (Atlantic County)
Egg Harbor City, located in the Pinelands, has historic German roots and offers affordable housing compared to coastal towns. The community features modest homes, schools, and local businesses, with access to outdoor recreation. Housing prices are lower than in nearby Atlantic City or shore communities, making it attractive for families and retirees. Egg Harbor City balances affordability with cultural history and natural surroundings, appealing to residents seeking value in South Jersey.
50 More Affordable Cities & Towns in New Jersey
| # | City / Town | County | Region / Notes |
|---|---|---|---|
| 1 | Bridgeton | Cumberland | One of NJ’s lowest home prices |
| 2 | Browns Mills | Burlington | Pinelands community |
| 3 | Camden | Camden | Cheapest large city, urban core |
| 4 | Carneys Point | Salem | Delaware River, South Jersey |
| 5 | Carteret | Middlesex | Industrial, Raritan Bay |
| 6 | Clayton | Gloucester | Small South Jersey borough |
| 7 | Clementon | Camden | Affordable suburban borough |
| 8 | Dover | Morris | Rare affordability in Morris Co. |
| 9 | East Orange | Essex | Urban, NYC transit access |
| 10 | Egg Harbor City | Atlantic | Pinelands town |
| 11 | Elizabeth | Union | Major transit & employment hub |
| 12 | Glassboro | Gloucester | University town |
| 13 | Gloucester City | Camden | Delaware River, Philly access |
| 14 | Hammonton | Atlantic | Pinelands, agricultural base |
| 15 | Harrison | Hudson | PATH access, redeveloping |
| 16 | Irvington | Essex | Urban, very affordable |
| 17 | Keansburg | Monmouth | Bayshore, flood-risk tradeoff |
| 18 | Keyport | Monmouth | Bayshore, revitalizing |
| 19 | Lakewood | Ocean | Extremely dense, low prices |
| 20 | Lawnside | Camden | Small historic borough |
| 21 | Linden | Union | Industrial city, transit access |
| 22 | Millville | Cumberland | Arts district, glass history |
| 23 | New Brunswick | Middlesex | University city, outer wards |
| 24 | Newark | Essex | Largest city, wide price range |
| 25 | Oaklyn | Camden | Affordable near Collingswood |
| 26 | Orange | Essex | Urban suburb of Newark |
| 27 | Paulsboro | Gloucester | Industrial river town |
| 28 | Penns Grove | Salem | Delaware River town |
| 29 | Pennsville | Salem | Near Delaware Memorial Bridge |
| 30 | Perth Amboy | Middlesex | Waterfront city, ferry access |
| 31 | Pemberton | Burlington | Pinelands village |
| 32 | Pitman | Gloucester | Walkable, small-town feel |
| 33 | Pleasantville | Atlantic | Near Atlantic City |
| 34 | Port Norris | Cumberland | Delaware Bay fishing village |
| 35 | Rahway | Union | Revitalized downtown |
| 36 | Roselle | Union | Dense, urban borough |
| 37 | Salem | Salem | Historic county seat |
| 38 | Sayreville | Middlesex | Raritan River community |
| 39 | South River | Middlesex | Older suburban borough |
| 40 | Trenton | Mercer | State capital, very affordable |
| 41 | Union City | Hudson | Dense, strong NYC bus access |
| 42 | Ventnor City | Atlantic | Affordable shore option |
| 43 | Vineland | Cumberland | Large, agricultural city |
| 44 | Westville | Gloucester | Small river borough |
| 45 | Willingboro | Burlington | Planned suburban township |
| 46 | Woodbury | Gloucester | County seat, walkable |
| 47 | Woodbine | Cape May | Inland Pinelands town |
| 48 | Woodstown | Salem | Historic downtown |
| 49 | Wildwood | Cape May | Seasonal shore affordability |
| 50 | Winslow Township | Camden | Large Pinelands township |
Quick Framing Notes
- South Jersey & Salem/Cumberland Counties offer the lowest prices statewide
- Urban North Jersey is affordable only relative to NYC suburbs
- Property taxes and flood insurance can dramatically change true cost
Closing
Affordability in New Jersey is always relative, shaped by property taxes, commute costs, and local economies. Urban centers in North Jersey provide access to jobs and transit at lower housing prices, while South Jersey and Pinelands towns offer space and value for those willing to trade proximity for affordability. Shore communities add seasonal opportunities, though insurance and tourism pressures must be considered. By weighing these trade‑offs carefully, you can find a community that balances cost, lifestyle, and opportunity in one of the nation’s most dynamic states.