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It is well known that New Jersey is the most densely populated state. It’s also a geographically diverse state. It features bedroom communities for Philadelphia and New York commuters, standalone suburbs with trendy downtowns, shore beach towns, wooded rural landscapes in the Pine Barrens and more. But being so crowded, it’s sometimes difficult to find an affordable place to call your own.
In much of the Garden State, cheap rent is hard to find. Living in the shadow of cosmopolitan skyscrapers, along a boardwalked ocean or in an upscale farm community can drive up rent prices. You will be paying for both pastoral beauty and big city convenience.
The state also offers cities between the cities with all their urban amenities and in the up-and-coming spots not too far out of the way. There you’ll find plenty of affordable apartments across the state from North Jersey to South — even in Central Jersey. To determine the top ten cheapest places to live in New Jersey, we parsed average one-bedroom rents for the 58 largest qualifying communities in the state. We then ranked them to determine the most affordable rental cities.
New Jersey state average rent prices
Overall, rent prices for an average one-bedroom apartment in New Jersey run $2,163 a month — a figure that is up a hefty 7.9 percent from a year ago. The average lease price is just about $1,500 a month less than the most expensive city in the Garden State and a little over a grand more than the cheapest (see below).
All told, the state offers a swing of $2,661 between the priciest and most affordable cities to rent in Jersey.
The cheapest cities in New Jersey for renters
Every one of the top 10 cheapest places to live in New Jersey for renters comes in under $1,600 a month for an average one-bedroom.
The most expensive rental prices in Jersey are unsurprisingly clustered around New York, but the cheapest apartments are found nearly everywhere in the state. Four of the top 10 sit in metro New York, while two are in suburban Philadelphia. The remainder of metros with low housing costs lie in outlying New York suburbs, Central Jersey and one lone shore town takes a spot in the top 10.
10. Randolph
Photo source: Gateways at Randolph / Rent.
- Average 1-BR rent price: $1,570
- Average rent change in the past year: 1.82 percent
Looking for a rural Garden State town away from the bustle of New York and Philly? Seek no further than Randolph.
Located in woodsy Morris County, sprawling Randolph is primarily forest and farmland. The township has many pockets of single-family home neighborhoods and airy apartment complexes. Rents in Randolph run $1,570 a month for a one-bedroom apartment on average.
Most of Randolph’s population and businesses follow the length of State Route 10 in the township’s northern section. A number of large parks fill the township, including James Andrews Memorial, Brundidge-Sussex, Freedom, Clyde Potts and Heistein parks. Shongum Lake offers hunting, fishing, hiking and boating, along with the 150-year-old Shongum Club.
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9. North Plainfield
Photo source: West End Gardens / Rent.
- Average 1-BR rent price: $1,518
- Average rent change in the past year: -7.20 percent
Lying to the northwest of O.G. Plainfield, North Plainfield is an expansive, affordable city between Washington Rock State and Green Brook parks. US Route 22 forms the spine of the borough, running southwest to northeast.
The urban route is home to an assortment of chain restaurants, service shops, car dealerships and roadside convenience stores. It’s also adjacent to a number of multi-building apartment complexes.
Those highway-side apartments set a convenient home for commuters to business in much of Lower North and Central Jersey. Rental units in North Plainfield average an affordable $1,518 a month for a one-bedroom.
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8. North Arlington
Photo source: Opus Apartments / Rent.
- Average 1-BR rent price: $1,487
- Average rent change in the past year: 2.87 percent
Sandwiched between the Passaic and Hackensack Rivers is the marshy borough of North Arlington. The community of just 15,000 residents offers affordable rents and high quality of life. For living residents that is. The borough is home to the Holy Cross Cemetery and North Arlington Jewish Cemetery. The two burial grounds cover an eighth of the land in North Arlington — this gives the town a deceased population 20 times greater than its living one.
The remainder of North Arlington is mostly standard New Jersey suburban housing. It features tracts of single-family homes and a number of apartment buildings.
The borough also has a good amount of green space. Riverside County Athletic Park sits at the community’s northwest corner and Richard W. DeKorte Park is an estuary park on the Hackensack. Along the river are hiking paths, an environmental center and a telescope observatory.
While the dead don’t need to pay rent here, the living do. Fortunately, it is affordable in North Arlington. A monthly lease stands at just $1,487 for an average one-bedroom unit.
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7. Edison
- Average 1-BR rent price: $1,483
- Average rent change in the past year: -6.97 percent
Just three and a half miles from the tip of Staten Island, Edison is one of the cheapest places to live in New Jersey within a stone’s throw of New York City.
Opposed to some of the affordable places on this list, Edison is a bustling city. It’s the fifth-largest in the state with nearly 100,000 residents. Its most famous historical resident was Thomas Edison, who operated his lab in the township’s Menlo Park section.
Proximity to New York as well as its adjacency to Raritan Bay and the Atlantic Ocean has made Edison a transportation hub as well. Interstate 287 and US Route 1 run directly through the township, as does the I-95 New Jersey Turnpike. The Garden State Parkway is less than a mile east of town. As well, Edison Station is a stop on New Jersey Transit’s Northeast Corridor Line with service from Penn Station to Trenton.
An average one-bedroom apartment in Edison leases for just $1,483 monthly — a figure nearly 7 percent lower than this time last year.
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6. Parsippany
- Average 1-BR rent price: $1,463
- Average rent change in the past year: 5.26 percent
Talk about bang for your buck. Over the course of the last 15 years, Parsippany ranked seven times on the Money Magazine Best Places to Live in the United States list. For most of those years, it held the highest ranking in New Jersey.
Even with that ringing endorsement, Parsippany, at $1,463 a month on average for a one-bedroom unit, sits as the cheapest place to live in New York City’s eastern gateway suburbs. Compare that to next-door neighbor Morris Plains, one of the priciest in the state with the same unit averaging $2,605. If you’re looking for an affordable town with low rent prices, get to Parsippany before the secret is out.
About 30 miles outside Manhattan, the commute into the city is long but reasonable while being far enough away to feel suburban and disconnected. Like a good suburb, there is abundant green space. This includes over 30 named parks. Its public schools are continuously highly rated, with a 95 percent graduation rate.
Parsippany also enjoys a very low crime rate.
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5. Trenton
- Average 1-BR rent price: $1,369
- Average rent change in the past year: 2.80 percent
As the saying plastered on the Lower Trenton Bridge states, “Trenton makes and the world takes.” The New Jersey capital has long been one of the most important cities in the state because of its affordability relative to the median household income. Throughout its life, Trenton has existed as a countryside residence, Revolutionary War key battle site, college town, manufacturing city and government center. It was even the United States Capital for 64 days!
Today, the city’s diverse neighborhoods collectively give rise to the fifth cheapest rents in the Garden State — $1,370 a month for an average one-bedroom. With a population of nearly 85,000, Trenton is the tenth-largest in the state, just a couple thousand fewer than its next-door neighbor, Hamilton.
Trenton offers a vibrant downtown housed along the Delaware River. This region circles the State Capitol Complex — extending down to Arm & Hammer Park, home of the Trenton Thunder. Even with its low rent prices, one of the city’s primary amenities is its convenience. As the state capital, it purposely lies on the border of the massive metro areas of New York and Philadelphia.
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4. Delran
Photo source: Hunters Glen Apartments / Rent.
- Average 1-BR rent price: $1,363
- Average rent change in the past year: 1.71 percent
Halfway between the Burlington-Bristol and Betsy Ross Bridges into Philadelphia is Delran. It sits at the confluence of the two waterways that gave rise to its name, the Delaware River and Rancocas Creek. The primarily residential township lies just across the Delaware from the Northeast Philly neighborhoods of Holmesburg and Torresdale and north of its Garden State neighbor, Cinnaminson.
Delran’s affordable rents, just $1,363 for an average one-bedroom, belie its residential convenience. Situated along US 130, the township is easily accessible to North Philly, Cherry Hill, Trenton and Lower Bucks County. As well, the New Jersey Transit River Line light rail from Camden to Trenton runs right along the Delran shore, with stations in Cinnaminson and Riverside.
A number of eateries, shops and service centers line Burlington Pike. And Delran touches the Delaware River at Dredge Harbor — a riverside spot that offers a number of boat launches and a yacht club, as well as access to Amico Island Park.
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3. Absecon
Photo source: The Landings Apartments / Rent.
- Average 1-BR rent price: $1,348
- Average rent change in the past year: -1.88 percent
First to clarify — Absecon is a town on the western shore of Absecon Bay (often confused with Absecon Island). Absecon — the city — is a residential community on the mainland bisected by the Absecon Creek and where through White Horse Pike slices.
At just $1,350 a month for an average one-bedroom apartment, Absecon is by far the cheapest shore town for renters. It lies just 15 minutes from the Boardwalk and the ocean. That’s close enough to enjoy an afternoon on the beach but separate enough to avoid the tourists and the summer renters.
Much of the city is marshy wetlands along the Bay. But the remainder contains tracts of residential housing and a smattering of diners and bars along the throughways to Atlantic City.
Public transportation into Philadelphia is a breeze as well. New Jersey Transit’s Atlantic City Line’s Absecon Station serves riders right into West Philly’s 30th Street Station.
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2. Oaklyn
Photo source: Borough of Oaklyn / Facebook
- Average 1-BR rent price: $1,285
- Average rent change in the past year: -17.26 percent
If you have ever read author Mitch Albom, you are already familiar with the borough of Oaklyn. It’s a place he described as, a “small, middle-class neighborhood which most people never left.”
For those that stayed, they are residents of the cheapest place to live in South Jersey — a one-bedroom rents for just an average of $1,285 a month. That figure represents a decrease of 17.26 percent since last year, the second steepest drop of any city in the state.
Carved out of beloved Haddon Township in the 19th century, Oaklyn sits just two miles from the Delaware River and only 15 minutes from Center City Philadelphia over the Walt Whitman Bridge.
With a population of only 4,000, Oaklyn offers much of the charm of its South Jersey neighbors like Collingswood and Audubon. A number of unique restaurants, pubs and shops are along White Horse Pike, forming its western border. And for beer lovers, Tonewood Brewing and Philly Homebrew Outlet are in the center of town.
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1. South River
Photo source: Kensington Place / Rent.
- Average 1-BR rent price: $1,099
- Average rent change in the past year: 0.00 percent
Tucked into an enclave east of the Brunswicks and west of Sayreville is the small borough of South River, the most affordable place to live in New Jersey. With one-bedrooms leasing under $1,100 a month, the Central Jersey community on its eponymous river is the cheapest place to live in all of New Jersey for renters.
The town of 16,000, formerly part of East Brunswick, is an inviting residential location with a deep immigrant history. The town grew post-war with an influx of Polish, Russian, Portuguese and Belarusian immigrants. Today, residents with Asian, Mexican and Brazilian backgrounds continue the trend.
The quiet hamlet enjoys the benefits of a bedroom community while maintaining its small-town feel and affordable rents, making it a dream home for many. Conveniently located along State Route 18, South River is just a few miles from the New Jersey Turnpike. This affords easy access to anywhere else in the state.
A modest downtown along Main Street offers bakeries, Mexican restaurants and barbecue joints. The town offers a number of parks and green spaces including three along the South River riverside, as well as Dailey’s Pond Recreation Area — plenty of places to enjoy some fresh air alongside your low cost of living.
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The top 25 places to live in New Jersey, by affordability
As you expand the list of the cheapest places to live in New Jersey for renters to the top 25, geographic diversity increases. Among these are nine greater New York City towns and four in metro Philly. There are 15 in total in North Jersey and five each in Central and South Jersey.
A number of extremely livable cities populate the top 25. These include the Central Jersey towns of Princeton Junction, Lawrenceville and Plainsboro, suburban Mount Holly and Rahway and Newark, the state’s largest city.
The most expensive places to live in New Jersey
Alas, many rental rates in New Jersey are most certainly not cheap. To find the state’s highest rents, look close by New York City.
Of the ten most expensive Jersey cities to rent an average one-bedroom apartment, nine are in greater New York. Six of those sit just across the river from Manhattan. One lone town in the top ten is a long distance from New York. Princeton, with its Ivy League university and trendy suburban main street, comes in at the sixth-most pricey.
Methodology
Rent prices are based on a rolling weighted average from Apartment Guide and Rent.’s multifamily rental property inventory as of May 2023. Our team uses a weighted average formula that more accurately represents price availability for each unit type and reduces the influence of seasonality on rent prices in specific markets.
We excluded cities with insufficient inventory from this report.
The rent information included in this article is used for illustrative purposes only. The data contained herein do not constitute financial advice or a pricing guarantee for any apartment.
Source: rent.com