The 10 Best Places To Buy A House In New Jersey For 2021


Using science and data, we can tell you which places in New Jersey have seen home prices rising and people flocking over the past year.

Editor’s note: This is not investment advice and we are not financial advisers. Article updated for 2021.

There's a the age old question everyone thinks about when they decide to move to a city in New Jersey:

Should I buy a place or rent? Well, we aren't here today to solve that problem for you exactly. We are just assuming you'll do the right thing and a buy a place. And while we are happy to tell you the best place to live in New Jersey, this analysis is going to tackle the question of the best place to buy a house as an investor. That is we are going to try and determine the up and coming cities in the Garden State.

To do that we are going to look at places in New Jersey that are growing faster than average, but where home prices are below average. In every day terms, the "deals". The best deal in New Jersey at the moment? That would be Wildwood according to our analysis.

Here's a look at the top ten places to buy a home in New Jersey for 2021.

The 10 Best Places To Buy A Home In New Jersey For 2021

  1. Wildwood
  2. Englewood Cliffs
  3. Hight
  4. Union Beach
  5. Somerdale
  6. Belmar
  7. Mount Arlington
  8. Oceanport
  9. Morris Plains
  10. Norwood

What's the best place to buy a home in New Jersey for 2021? According to our analysis, would the the ideal place to buy a home looking into the future.

The methodology that wen't into this can be a bit complicated, so we'll break it down for you in as much detail as we can below. If you're not worried about finding a deal on good places to live, check out the most expensive places to live in New Jersey and, for those of you on a budget, the cheapest places to live in New Jersey.

For more New Jersey reading, check out:

The 10 Best Cities To Buy A House In New Jersey For 2021

Wildwood, NJ

Source: Public domain
Overall SnackAbility

6
/10

Population: 5,042
Median Home Price: $237,300
Population Change: -0.6%
Home Price Change: 5.6%
More on Wildwood: PhotosHomes For Sale | Data

Englewood Cliffs, NJ

Source: Public domain
Overall SnackAbility

10
/10

Population: 5,371
Median Home Price: $997,100
Population Change: 0.3%
Home Price Change: -4.2%
More on Englewood Cliffs: PhotosHomes For Sale | Data

Source: Public Domain
Overall SnackAbility

7.5
/10

Population: 5,375
Median Home Price: $282,700
Population Change: -0.7%
Home Price Change: 1.7%
More on Hight: Homes For Sale | Data

Overall SnackAbility

9
/10

Population: 5,390
Median Home Price: $268,500
Population Change: -2.9%
Home Price Change: 2.1%
More on Union Beach: Homes For Sale | Data

Somerdale, NJ

Overall SnackAbility

8
/10

Population: 5,448
Median Home Price: $170,500
Population Change: 0.8%
Home Price Change: 1.0%
More on Somerdale: PhotosHomes For Sale | Data

Belmar, NJ

Overall SnackAbility

8.5
/10

Population: 5,624
Median Home Price: $599,900
Population Change: -0.4%
Home Price Change: -0.1%
More on Belmar: PhotosHomes For Sale | Data

Mount Arlington, NJ

Overall SnackAbility

9.5
/10

Population: 5,637
Median Home Price: $305,100
Population Change: 2.4%
Home Price Change: -8.4%
More on Mount Arlington: PhotosHomes For Sale | Data

Oceanport, NJ

Overall SnackAbility

9.5
/10

Population: 5,725
Median Home Price: $520,200
Population Change: 0.0%
Home Price Change: 14.8%
More on Oceanport: PhotosHomes For Sale | Data

Overall SnackAbility

9.5
/10

Population: 5,748
Median Home Price: $517,500
Population Change: 2.2%
Home Price Change: 2.3%
More on Morris Plains: Homes For Sale | Data

Norwood, NJ

Overall SnackAbility

7
/10

Population: 5,812
Median Home Price: $626,700
Population Change: -0.1%
Home Price Change: -0.7%
More on Norwood: PhotosHomes For Sale | Data

How do you determine the best places to buy a home in New Jersey for 2021?

We were in real estate for almost five years and have been working on this site for another three. Suffice is to say, we've put a lot of thought into what goes into finding a good place to buy a home.

So all that thinking has come to this moment where we get to spell out how we'd approach finding an up-and-coming place to live in New Jersey. Put differently, the analysis will try to find places in New Jersey with undervalued homes relative to pent up demand.

To do that we looked at the most recent American Community Survey Census data for 2015-2019 and compared it to the previous vintage (2012-2016). Specifically, we used the following criteria:

  • Y-o-Y Change In Population (People want to live here)
  • Y-o-Y Change In Median Home Prices (People are willing to pay for it)
  • Home Prices Relative To The State Average (It's still kinda cheap)

We want places that are growing, have seen home prices increase in recent years, and are still "cheap" for New Jersey with the following caveats:

So of the 0 cities and towns in New Jersey, only 188 places made it through our initial filters to even be considered.

We then ranked each place from 1 to 188 for the criteria mentioned above with 1 being the best for that criteria. We averaged the rankings to create a "best place to buy" index with the place having the lowest index being the best. You can download the data here.

Turns out that Wildwood is the best potential gem in the not-so-rough in the Garden State.

Read on for more on these places.

There You Have It - The Best Places To Purchase A House In New Jersey for 2021

There's our analysis of the best places to buy a house in New Jersey. And, to be clear, we aren't necessarily saying these places are the best places to live, just that it looks like they might be in a couple of years based on the data.

In fact, every place in the following table meets our criteria, so even though it may not look super long, remember we started off with all 0 places in the state.

So if we'd could rent or buy in these cities, we'd definitely buy.

For more New Jersey reading, check out:

Detailed List Of The Best Places To Buy A Home In New Jersey

City Rank Median Home Price Population Change Home Price Increase
Wildwood 1 $237,300 -0.6% 5.6%
Englewood Cliffs 2 $997,100 0.3% -4.2%
Hight 3 $282,700 -0.7% 1.7%
Union Beach 4 $268,500 -2.9% 2.1%
Somerdale 5 $170,500 0.8% 1.0%
Belmar 6 $599,900 -0.4% -0.1%
Mount Arlington 7 $305,100 2.4% -8.4%
Oceanport 8 $520,200 0.0% 14.8%
Morris Plains 9 $517,500 2.2% 2.3%
Norwood 10 $626,700 -0.1% -0.7%
Manasquan 11 $679,300 0.5% 3.8%
Woodcliff Lake 12 $812,300 0.3% 2.8%
Roseland 13 $485,100 -0.3% -3.1%
Little Silver 14 $642,500 -0.3% 8.0%
Prospect Park 15 $266,300 0.1% 1.3%
Fair Haven 16 $731,900 -1.2% 3.4%
Paulsboro 17 $111,100 -0.6% -1.4%
Old Tappan 18 $790,300 -0.2% 5.5%
Jamesburg 19 $267,000 -0.4% -0.3%
Margate City 20 $483,700 -1.3% -0.4%
Watchung 21 $674,500 0.1% -6.2%
Carlstadt 22 $408,600 -0.2% 9.0%
Rockaway 23 $344,800 -0.3% 0.9%
Wharton 24 $299,600 -0.7% 1.8%
Washington 25 $214,300 0.2% 1.8%
North Caldwell 26 $738,300 -0.1% 2.2%
Barrington 27 $195,300 -0.4% -3.7%
Linwood 28 $290,000 -1.2% 2.1%
Allendale 29 $757,000 0.0% 6.5%
Rumson 30 $1,171,900 -0.2% 4.3%
Mountainside 31 $626,100 0.1% -1.4%
Stratford 32 $179,100 0.1% -2.1%
Mil 33 $343,000 0.1% 0.3%
Keyport 34 $264,200 -0.5% 2.2%
Palmyra 35 $175,200 -0.5% 2.6%
Midland Park 36 $513,400 -0.3% 3.0%
Dunellen 37 $282,700 -0.4% 0.9%
Haddon Heights 38 $287,400 0.3% -0.1%
Berlin 39 $239,200 -0.1% 0.6%
Glen Ridge 40 $653,400 0.1% 1.3%
Emerson 41 $492,000 -0.2% 1.2%
Fanwood 42 $467,800 0.8% 3.9%
Bernardsville 43 $681,500 -0.3% -8.4%
Butler 44 $355,200 -0.3% 2.0%
Raritan 45 $343,600 0.9% 2.5%
West Long Branch 46 $448,800 -0.1% 6.9%
Newton 47 $212,200 0.2% 0.9%
Caldwell 48 $466,700 -0.0% 2.3%
Bloomingdale 49 $303,300 -0.2% 2.1%
Oradell 50 $615,500 0.1% 2.6%
Northfield 51 $223,100 -2.3% -0.3%
Kenilworth 52 $345,500 0.0% -0.1%
Upper Saddle River 53 $885,900 -0.2% 0.2%
Spotswood 54 $305,100 -0.3% 4.3%
Haledon 55 $271,700 -0.2% 1.1%
Runnemede 56 $163,500 -0.0% -0.9%
Bogota 57 $336,000 -0.0% 2.8%
Absecon 58 $191,300 0.9% -3.5%
Boonton 59 $386,100 1.2% 2.2%
North Haledon 60 $435,700 -0.1% 1.5%
Montvale 61 $619,400 0.6% 0.6%
Closter 62 $674,000 -0.2% 2.4%
Clayton 63 $197,600 0.9% 0.1%
Audubon 64 $212,700 0.0% 2.9%
Cresskill 65 $677,500 -0.4% 3.2%
Matawan 66 $350,400 -0.9% 3.3%
Park Ridge 67 $588,900 -0.4% 0.6%
Wood-Ridge 68 $411,800 3.0% 6.5%
South Amboy 69 $294,500 0.9% 6.5%
Pitman 70 $185,600 -0.3% 2.4%
Chatham 71 $746,300 -0.7% 1.0%
Brigantine 72 $354,200 -1.5% 0.8%
Leonia 73 $506,100 -0.3% 2.1%
Hackett 74 $274,300 -0.2% 0.3%
East Rutherford 75 $381,100 1.2% -2.1%
Maywood 76 $389,300 0.1% 2.3%
Keansburg 77 $193,600 -0.5% 1.6%
Burlington 78 $161,400 0.0% 2.7%
Woodbury 79 $166,400 -0.7% 2.9%
Waldwick 80 $448,900 0.4% 1.8%
Kinnelon 81 $570,800 -0.8% 5.4%
Ventnor City 82 $273,500 -1.3% 1.8%
Manville 83 $262,000 -0.5% 3.2%
Lincoln Park 84 $330,900 -0.7% -0.2%
Bound Brook 85 $273,700 -0.4% -1.0%
Somers Point 86 $221,500 -1.3% 1.6%
Hillsdale 87 $566,200 -0.5% 2.6%
Pine Hill 88 $136,900 -0.0% -2.3%
Little Ferry 89 $329,300 -0.4% 4.0%
Totowa 90 $371,200 0.0% -1.6%
Franklin Lakes 91 $945,900 0.6% -1.0%
Pompton Lakes 92 $302,700 -0.2% -0.8%
Westwood 93 $463,500 -0.3% 3.7%
Ocean City 94 $574,100 -0.6% -1.4%
Beachwood 95 $231,500 0.1% 0.4%
Ridgefield 96 $442,500 -0.2% 1.4%
Gloucester City 97 $125,800 0.0% 2.9%
Guttenberg 98 $323,100 -1.0% 5.8%
Haddonfield 99 $511,700 -0.2% 0.7%
Bellmawr 100 $167,700 -0.1% 0.5%

How Is The Area In ?

About Chris Kolmar

Chris Kolmar has been in the real estate business for almost ten years now. He originally worked for Movoto Real Estate as the director of marketing before founding HomeSnacks.

He believes the key to finding the right place to live comes down to looking at the data, reading about things to do, and, most importantly, checking it out yourself before you move.

If you've been looking for a place to live in the past several years, you've probably stumbled upon his writing already.

You can find out more about him on LinkedIn or his website.

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