# Lower, NJ — housing report

39 metrics over the `5y` change window, ranked against 564 municipality regions in NJ.

Between them the metrics reach from 2019-12-31 to 2025-12-31; each one covers its own window, given in the table.

## Where this region stands out

- **Effective property tax rate** — rank 15 of 564 (best end), -34.4%
- **Population estimate** — rank 554 of 564 (bottom end), -2.2%
- **Director's Ratio (assessment to market value)** — rank 545 of 564 (bottom end), -44.3%

## Metrics

| Metric | Start | Latest | Change | Annualised | Rank | Window |
| --- | ---: | ---: | ---: | ---: | ---: | --- |
| People per household | 2.28 ± 0.09 | 2.00 ± 0.07 | -12.3% ± 4.6% | — | 304th–560th of 564 (toward the bottom) | 2019-12-31 → 2024-12-31 |
| Workers commuting by transit | 1.5% ± 1.0 points | 0.5% ± 0.4 points | -66.0% ± 37.4% | — | 47th–537th of 537 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| People with a disability | 16.0% ± 1.7 points | 16.2% ± 2.1 points | +0.8% ± 17.2% | — | 33rd–529th of 562 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Homeownership rate | 81.6% ± 3.1 points | 84.0% ± 2.9 points | +3.0% ± 5.4% | — | 21st–502nd of 563 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Homeowner vacancy rate | 2.2% ± 1.4 points | 0.3% ± 0.3 points | -86.1% ± 15.1% | — | 8th–429th of 429 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Students at private schools, grades 9 to 12 | 4.4% ± 3.1 points | 2.4% (0.0% to 5.1%) | -46.4% ± 73.2% | — | 9th–502nd of 502 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Students at private schools | 4.9% ± 2.8 points | 4.6% ± 2.5 points | -6.4% ± 73.7% | — | 8th–538th of 544 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Students at private schools, kindergarten to grade 8 | 5.2% ± 4.1 points | 5.7% ± 3.4 points | +8.3% ± 106.1% | — | 5th–517th of 517 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Homes without a complete kitchen | 1.0% ± 0.6 points | 1.0% ± 0.9 points | +1.8% ± 111.9% | — | 1st–480th of 480 (too uncertain to place) | 2019-12-31 → 2024-12-31 |
| Homes without complete plumbing | 0.5% (0.0% to 1.0%) | 0.3% ± 0.3 points | -35.8% ± 88.4% | — | 1st–409th of 409 (too uncertain to place) | 2019-12-31 → 2024-12-31 |
| Households of one person | 26.7% ± 3.0 points | 32.5% ± 4.6 points | +22.1% ± 21.9% | — | 2nd–425th of 563 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Commute, minutes each way | 19.5 min ± 1.8 min | 19.2 min ± 2.6 min | -1.5% ± 16.0% | — | 9th–561st of 561 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Median gross rent | $1,166/mo ± $70/mo | $1,386/mo ± $171/mo | +18.9% ± 16.3% | — | 32nd–506th of 522 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Median household income | $64,238 ± $3,306 | $84,962 ± $5,027 | +32.3% ± 10.4% | — | 8th–473rd of 551 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Median owner-occupied home value | $241,800 ± $7,433 | $364,900 ± $16,201 | +50.9% ± 8.1% | — | 10th–256th of 554 (toward the top) | 2019-12-31 → 2024-12-31 |
| Median gross rent, one bedroom | $777/mo ± $133/mo | $861/mo ± $37/mo | +10.8% ± 19.6% | — | 71st–383rd of 388 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Median gross rent, two bedrooms | $1,241/mo ± $86/mo | $1,484/mo ± $180/mo | +19.6% ± 16.7% | — | 28th–432nd of 446 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Median gross rent, three bedrooms | $1,400/mo ± $424/mo | $1,906/mo ± $713/mo | +36.1% ± 65.5% | — | 1st–352nd of 358 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Median year built | 1973 ± 2 | 1975 ± 2 | +0.1% ± 0.1% | — | 25th–506th of 532 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Households without a car | 7.1% ± 1.7 points | 4.9% ± 1.9 points | -32.0% ± 31.1% | — | 28th–545th of 554 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Crowded homes | 1.1% (0.0% to 2.3%) | 1.2% ± 1.0 points | +6.2% ± 149.9% | — | 1st–445th of 445 (too uncertain to place) | 2019-12-31 → 2024-12-31 |
| Owner costs a month, with a mortgage | $1,652/mo ± $41/mo | $1,875/mo ± $94/mo | +13.5% ± 6.3% | — | 29th–470th of 494 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Owner costs a month, without a mortgage | $657/mo ± $24/mo | $791/mo ± $46/mo | +20.4% ± 8.3% | — | 11th–392nd of 438 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Owners paying half their income or more | 12.8% ± 2.6 points | 13.0% ± 3.7 points | +1.2% ± 35.3% | — | 68th–560th of 561 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Total population | 21,653 ± 31 | 21,956 ± 56 | +1.4% ± 0.3% | — | 313th–442nd of 564 (toward the bottom) | 2019-12-31 → 2024-12-31 |
| Rental vacancy rate | 16.2% ± 6.2 points | 7.8% ± 4.7 points | -52.0% ± 34.1% | — | 8th–328th of 365 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Renters paying over 30% of income on housing | 59.3% ± 8.2 points | 52.6% ± 13.7 points | -11.3% ± 26.1% | — | 12th–540th of 555 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Renters paying half their income or more | 34.6% ± 7.7 points | 24.6% ± 8.0 points | -29.0% ± 27.9% | — | 26th–487th of 542 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Rent paid to the landlord, lower quarter | $782/mo ± $72/mo | $904/mo ± $129/mo | +15.6% ± 19.6% | — | 28th–495th of 509 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Rent paid to the landlord, upper quarter | $1,182/mo ± $56/mo | $1,626/mo ± $301/mo | +37.6% ± 26.3% | — | 7th–457th of 509 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Single-family detached homes | 83.1% ± 1.9 points | 80.4% ± 2.5 points | -3.2% ± 3.7% | — | 99th–541st of 564 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Vacancy rate | 37.5% ± 2.5 points | 29.6% ± 2.2 points | -20.9% ± 7.9% | — | 27th–411th of 562 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Households with children | 26.7% ± 2.6 points | 20.7% ± 2.0 points | -22.4% ± 10.7% | — | 245th–555th of 562 (toward the bottom) | 2019-12-31 → 2024-12-31 |
| Workers working from home | 3.7% ± 1.6 points | 9.7% ± 2.1 points | +159.6% ± 126.4% | — | 57th–549th of 557 (can't be told apart from most) | 2019-12-31 → 2024-12-31 |
| Director's Ratio (assessment to market value) | 84.6% | 47.2% | -44.3% | -11.0%/yr | 545th of 564 | 2020-12-31 → 2025-12-31 |
| Effective property tax rate | 1.5 | 1 | -34.4% | -8.1%/yr | 15th of 564 | 2020-12-31 → 2025-12-31 |
| General property tax rate | 1.8 | 2 | +13.2% | 2.5%/yr | 173rd of 564 | 2020-12-31 → 2025-12-31 |
| Population estimate | 22,019 | 21,533 | -2.2% | -0.4%/yr | 554th of 564 | 2020-07-01 → 2025-07-01 |
| Residential units permitted | 69 | 87 | +26.1% | 4.7%/yr | 202nd of 478 | 2020-12-31 → 2025-12-31 |

Rank 1 is the better end of the cohort as the metric defines better, not always the largest rise.

## Current values

Every metric's most recent reading, ranked against peers by value rather than by change. Metrics published as a single snapshot — the MOD-IV assessment aggregates and HUD's CHAS tables — appear only here, because a change needs two observations.

| Metric | Value | Rank | As of | Source |
| --- | ---: | ---: | --- | --- |
| People per household | 2.00 ± 0.07 | 490th–557th of 564 (near the bottom) | 2024-12-31 | census_acs |
| Commutes of an hour or more | 4.2% ± 2.1 points | — | 2024-12-31 | census_acs |
| Workers driving alone | 76.2% ± 4.3 points | — | 2024-12-31 | census_acs |
| Workers commuting by transit | 0.5% ± 0.4 points | 306th–561st of 564 (toward the bottom) | 2024-12-31 | census_acs |
| Workers walking to work | 1.3% ± 0.7 points | — | 2024-12-31 | census_acs |
| People with a disability | 16.2% ± 2.1 points | 16th–188th of 564 (near the top) | 2024-12-31 | census_acs |
| Heated with electricity | 24.9% ± 4.1 points | — | 2024-12-31 | census_acs |
| Heated with utility gas | 66.9% ± 3.8 points | — | 2024-12-31 | census_acs |
| Heated with oil | 2.4% ± 1.1 points | — | 2024-12-31 | census_acs |
| Heated another way, or not at all | 1.2% ± 0.7 points | — | 2024-12-31 | census_acs |
| Heated with propane | 4.7% ± 1.7 points | — | 2024-12-31 | census_acs |
| Homeownership rate | 84.0% ± 2.9 points | 124th–282nd of 564 (toward the top) | 2024-12-31 | census_acs |
| Homeowner vacancy rate | 0.3% ± 0.3 points | 32nd–563rd of 563 (can't be told apart from most) | 2024-12-31 | census_acs |
| Homes, all housing units | 15,436 ± 439 | — | 2024-12-31 | census_acs |
| Students at private schools, grades 9 to 12 | 2.4% (0.0% to 5.1%) | 181st–561st of 561 (can't be told apart from most) | 2024-12-31 | census_acs |
| Students at private schools | 4.6% ± 2.5 points | 189th–562nd of 563 (toward the bottom) | 2024-12-31 | census_acs |
| Students at private schools, kindergarten to grade 8 | 5.7% ± 3.4 points | 107th–553rd of 562 (can't be told apart from most) | 2024-12-31 | census_acs |
| Homes without a complete kitchen | 1.0% ± 0.9 points | 12th–529th lowest of 564 (can't be told apart from most) | 2024-12-31 | census_acs |
| Homes without complete plumbing | 0.3% ± 0.3 points | 1st–525th lowest of 564 (can't be told apart from most) | 2024-12-31 | census_acs |
| Households of one person | 32.5% ± 4.6 points | 24th–269th of 564 (toward the top) | 2024-12-31 | census_acs |
| Married-couple households | 45.6% ± 2.8 points | — | 2024-12-31 | census_acs |
| Commute, minutes each way | 19.2 min ± 2.6 min | 2nd–92nd lowest of 562 (among the lowest values) | 2024-12-31 | census_acs |
| Electricity a month, typical home billed for it | $162/mo (no margin available) | — | 2024-12-31 | census_acs |
| Gas a month, typical home billed for it | $73/mo (no margin available) | — | 2024-12-31 | census_acs |
| Median gross rent | $1,386/mo ± $171/mo | 322nd–536th of 558 (toward the bottom) | 2024-12-31 | census_acs |
| Median household income | $84,962 ± $5,027 | 344th–512th of 562 (toward the bottom) | 2024-12-31 | census_acs |
| Homeowners insurance a year, typical home with a mortgage | $1,301 (no margin available) | — | 2024-12-31 | census_acs |
| Median owner-occupied home value | $364,900 ± $16,201 | 342nd–429th of 560 (toward the bottom) | 2024-12-31 | census_acs |
| Heating oil and other fuels a year, typical home billed for them | $403 (no margin available) | — | 2024-12-31 | census_acs |
| Median gross rent, one bedroom | $861/mo ± $37/mo | 345th–455th of 467 (near the bottom) | 2024-12-31 | census_acs |
| Median gross rent, two bedrooms | $1,484/mo ± $180/mo | 272nd–488th of 522 (toward the bottom) | 2024-12-31 | census_acs |
| Median gross rent, three bedrooms | $1,906/mo ± $713/mo | 68th–501st of 509 (can't be told apart from most) | 2024-12-31 | census_acs |
| Median gross rent, four or more bedrooms | $1,828/mo ± $1,135/mo | 34th–284th of 284 (can't be told apart from most) | 2023-12-31 | census_acs |
| Median gross rent, studio | $1,019/mo ± $536/mo | 63rd–242nd of 252 (can't be told apart from most) | 2020-12-31 | census_acs |
| Water and sewer a year, typical home billed for it | $564 (no margin available) | — | 2024-12-31 | census_acs |
| Median year built | 1975 ± 2 | 118th–237th of 548 (toward the top) | 2024-12-31 | census_acs |
| Households without a car | 4.9% ± 1.9 points | 105th–470th of 564 (can't be told apart from most) | 2024-12-31 | census_acs |
| Crowded homes | 1.2% ± 1.0 points | 1st–468th lowest of 564 (can't be told apart from most) | 2024-12-31 | census_acs |
| Owner costs a month, with a mortgage | $1,875/mo ± $94/mo | 452nd–524th of 539 (near the bottom) | 2024-12-31 | census_acs |
| Owner costs a month, without a mortgage | $791/mo ± $46/mo | 453rd–501st of 511 (near the bottom) | 2024-12-31 | census_acs |
| Owners paying half their income or more | 13.0% ± 3.7 points | 34th–474th highest of 563 (can't be told apart from most) | 2024-12-31 | census_acs |
| Total population | 21,956 ± 56 | 127th of 564 | 2024-12-31 | census_acs |
| Rental vacancy rate | 7.8% ± 4.7 points | 12th–358th of 563 (toward the top) | 2024-12-31 | census_acs |
| Renters paying over 30% of income on housing | 52.6% ± 13.7 points | 9th–521st highest of 563 (can't be told apart from most) | 2024-12-31 | census_acs |
| Renters paying half their income or more | 24.6% ± 8.0 points | 43rd–498th highest of 563 (can't be told apart from most) | 2024-12-31 | census_acs |
| Renters paying utilities on top of rent | 92.7% (no margin available) | — | 2024-12-31 | census_acs |
| Rent paid to the landlord, lower quarter | $904/mo ± $129/mo | 324th–525th of 557 (toward the bottom) | 2024-12-31 | census_acs |
| Rent paid to the landlord, upper quarter | $1,626/mo ± $301/mo | 219th–519th of 556 (toward the bottom) | 2024-12-31 | census_acs |
| Studios and one-bedroom homes | 4.8% ± 1.3 points | — | 2024-12-31 | census_acs |
| Homes in buildings of 20 or more | 3.0% ± 1.1 points | — | 2024-12-31 | census_acs |
| Homes in buildings of two to four | 1.5% ± 0.9 points | — | 2024-12-31 | census_acs |
| Two-bedroom homes | 29.8% ± 3.2 points | — | 2024-12-31 | census_acs |
| Three-bedroom homes | 50.7% ± 3.6 points | — | 2024-12-31 | census_acs |
| Four or more bedrooms | 14.6% ± 2.7 points | — | 2024-12-31 | census_acs |
| Homes in buildings of five to 19 | 3.0% ± 1.3 points | — | 2024-12-31 | census_acs |
| Townhouses and other attached homes | 8.7% ± 1.8 points | — | 2024-12-31 | census_acs |
| Built 1940 to 1979 | 53.2% ± 4.2 points | — | 2024-12-31 | census_acs |
| Built 1980 to 1999 | 27.2% ± 3.0 points | — | 2024-12-31 | census_acs |
| Built in 2000 or later | 14.2% ± 2.5 points | — | 2024-12-31 | census_acs |
| Built before 1940 | 5.5% ± 1.6 points | — | 2024-12-31 | census_acs |
| Single-family detached homes | 80.4% ± 2.5 points | 139th–228th of 564 (toward the top) | 2024-12-31 | census_acs |
| Mobile homes | 3.4% ± 1.2 points | — | 2024-12-31 | census_acs |
| Vacancy rate | 29.6% ± 2.2 points | 32nd–49th of 564 (near the top) | 2024-12-31 | census_acs |
| Empty for other reasons | 2.1% ± 1.7 points | — | 2024-12-31 | census_acs |
| Empty homes kept for seasonal use | 94.1% ± 3.5 points | — | 2024-12-31 | census_acs |
| Households with children | 20.7% ± 2.0 points | 389th–527th of 564 (near the bottom) | 2024-12-31 | census_acs |
| Workers working from home | 9.7% ± 2.1 points | 313th–523rd of 564 (toward the bottom) | 2024-12-31 | census_acs |
| Owners paying over 30% of income, HUD CHAS | 28.6% ± 5.0 points | 32nd–487th highest of 563 (can't be told apart from most) | 2022-12-31 | hud_chas |
| Renters paying over 30% of income, HUD CHAS | 52.3% ± 11.0 points | 5th–459th highest of 562 (can't be told apart from most) | 2022-12-31 | hud_chas |
| Renters paying over 50% of income, HUD CHAS | 28.2% ± 9.4 points | 6th–469th highest of 562 (can't be told apart from most) | 2022-12-31 | hud_chas |
| Flood insurance claims paid | 1 | — | 2025-12-31 | fema_nfip_claims |
| Flood insurance paid | $54,741 | — | 2025-12-31 | fema_nfip_claims |
| Homes FEMA's flood map determines | 0.0% | — | 2026-12-31 | fema_nfhl |
| Conventional loans, home purchases | 74.0% | — | 2025-12-31 | ffiec_hmda |
| Denials for credit history | 23.3% | — | 2021-12-31 | ffiec_hmda |
| Denials for debt-to-income | 40.0% | — | 2021-12-31 | ffiec_hmda |
| Home-purchase applications denied | 14.2% | — | 2025-12-31 | ffiec_hmda |
| Denials for the home's value | 8.9% | — | 2021-12-31 | ffiec_hmda |
| FHA loans, home purchases | 16.6% | — | 2025-12-31 | ffiec_hmda |
| Median borrower income, home purchases | $112,000 | — | 2025-12-31 | ffiec_hmda |
| Median mortgage, home purchases | $345,000 | — | 2025-12-31 | ffiec_hmda |
| Median loan costs, home purchases | $6,769 | — | 2025-12-31 | ffiec_hmda |
| Median loan-to-value, home purchases | 90.0% | — | 2025-12-31 | ffiec_hmda |
| Median mortgage rate, home purchases | 6.6% | — | 2025-12-31 | ffiec_hmda |
| Home-purchase mortgages made | 96 | — | 2025-12-31 | ffiec_hmda |
| VA loans, home purchases | 9.4% | — | 2025-12-31 | ffiec_hmda |
| Jobs held by residents | 9,847 | — | 2023-12-31 | census_lodes |
| Residents' jobs in their home county | 61.9% | — | 2023-12-31 | census_lodes |
| Residents' jobs in New York City | 0.6% | — | 2023-12-31 | census_lodes |
| Residents' jobs elsewhere in New Jersey | 31.3% | — | 2023-12-31 | census_lodes |
| Residents' jobs in other states | 1.7% | — | 2023-12-31 | census_lodes |
| Residents' jobs in Pennsylvania | 4.5% | — | 2023-12-31 | census_lodes |
| Residents' jobs in their own town | 22.7% | — | 2023-12-31 | census_lodes |
| Median assessed value, residential parcels | $194,200 | 427th of 563 | 2024-12-31 | nj_modiv |
| Median residential lot size | 0.17 ac | 380th of 561 | 2024-12-31 | nj_modiv |
| Annual property tax bill, typical home | $3,920 | 550th of 563 | 2024-12-31 | nj_modiv |
| Median year built, residential parcels | 1970 | 197th of 562 | 2024-12-31 | nj_modiv |
| Apartment share of residential parcels | 0.0% | 448th of 564 | 2024-12-31 | nj_modiv |
| Residential parcels | 13,055 | 44th of 564 | 2024-12-31 | nj_modiv |
| Vacant land share of parcels | 4.2% | 224th of 564 | 2024-12-31 | nj_modiv |
| DCA fourth-round present need, non-binding | 75 | — | 2024-10-18 | nj_affordable |
| DCA fourth-round prospective need, capped and non-binding | 56 | — | 2024-10-18 | nj_affordable |
| Home heating-oil tank cleanups | 0 | — | 2026-12-31 | njdep_kcsl |
| Contaminated sites, cleanup open | 13 | — | 2026-12-31 | njdep_kcsl |
| Contaminated sites, cleaned up with controls | 7 | — | 2026-12-31 | njdep_kcsl |
| Homes in the climate-adjusted tidal flood area | 61.0% | 53rd highest of 392 | 2026-12-31 | njdep_cafe |
| Director's Ratio (assessment to market value) | 47.2% | 524th of 564 | 2025-12-31 | nj_tax_rates |
| Effective property tax rate | 1 | 39th lowest of 564 | 2025-12-31 | nj_tax_rates |
| General property tax rate | 2 | 442nd of 564 | 2025-12-31 | nj_tax_rates |
| Net homes added | 12 | — | 2025-12-31 | nj_construction |
| Net homes added per 1,000 homes | -0.5 per 1,000 homes ± -0.0 per 1,000 homes | 486th–491st of 557 (near the bottom) | 2024-12-31 | hip_derived |
| Homes completed | 23 | — | 2025-12-31 | nj_construction |
| Homes completed, one- and two-family | 23 | — | 2025-12-31 | nj_construction |
| Homes completed, mixed-use | 0 | — | 2025-12-31 | nj_construction |
| Homes completed, multifamily | 0 | — | 2025-12-31 | nj_construction |
| Homes demolished | 11 | — | 2025-12-31 | nj_construction |
| Population estimate | 21,533 | 133rd of 564 | 2025-07-01 | census_pep |
| Residential units permitted | 87 | 84th of 563 | 2025-12-31 | census_permits |
| Sale price to household income | 4.80× ± 0.28× | 76th–218th highest of 536 (toward the high end) | 2024-12-31 | hip_derived |
| Sale price per square foot | $406 | 113th of 538 | 2026-06-30 | nj_sr1a |
| Typical sale price, recent transactions | $475,000 | 331st of 540 | 2026-06-30 | nj_sr1a |
| Median sale price, last twelve months | $500,000 | — | 2026-06-30 | nj_sr1a |
| Assessed value to sale price | 42.2% | — | 2026-06-30 | nj_sr1a |
| Median year built, homes sold | 1973 | — | 2026-06-30 | nj_sr1a |
| Sale price, lower quarter | $360,000 | — | 2026-06-30 | nj_sr1a |
| Sale price, upper quarter | $685,000 | — | 2026-06-30 | nj_sr1a |
| Usable home sales, three years | 839 | — | 2026-06-30 | nj_sr1a |
| Homes sold a year per 1,000 | 25.7 per 1,000 homes | 211th of 540 | 2026-06-30 | hip_derived |
| Homes near any transit stop | 31.1% | — | 2026-12-31 | bts_ntm |
| Homes within a quarter mile of a bus stop | 31.1% | — | 2026-12-31 | bts_ntm |
| Homes within half a mile of a rail stop | 0.0% | — | 2026-12-31 | bts_ntm |
| Homes on public water | 73.8% | — | 2026-12-31 | njdep_water_areas |
| Homes on a system with a recent health-based violation | 0.3% | — | 2026-12-31 | epa_sdwis |

## Margins of error

± is a survey figure's 90% margin of error, as the publisher reports it or as its inputs imply: a change's margin is in the change's own terms, and a share's in percentage points. A rank given as a range is where those margins let this region fall — the survey cannot place it more precisely. "no margin available" means the publisher reports none for that figure, which is still an estimate; "no sampling error" means the figure is fixed to another estimate rather than drawn from the sample. A survey figure's annualised change is not shown, because no margin is computed for it.

## Relationships between figures

The connections between figures this report supports. Any other link between two measures is not in the data, and no cause is but a ratio's own arithmetic.

- **Median gross rent** changed +18.9% ± 16.3% and **Median household income** +32.3% ± 10.4% over 2019 to 2024: the two cannot be told apart within their margins. A comparison, not a cause.
- **Median owner-occupied home value** changed +50.9% ± 8.1% and **Median household income** +32.3% ± 10.4% over 2019 to 2024: the first rose faster, by more than their margins allow. A comparison, not a cause.

## Caveats

- ACS 5-year vintages overlap by four years, so consecutive estimates are not independent measurements and short windows understate the real separation.
- This site's sale-price ratio divides the median of usable sales over three years by household income. It measures what buyers paid, not what the typical home is worth, so it compares with other places' sale-price ratios, not with the home value to income ratio.
- Permit counts are small numbers below county level, so a large percentage change can rest on a handful of units and mean little.
- Sale prices describe the one- to four-family homes that sold, not every home: a median that rises can mean pricier homes changed hands rather than homes becoming worth more. Counties and the state are computed from the deeds themselves, never from town medians.
- The sales ratio is a home's assessed value over its sale price. Below 100% means assessments trail the market, which they do more the longer since a town last revalued; it is not a tax rate and says nothing alone about a bill.
- CHAS figures are HUD's tabulation of ACS 2018-2022 microdata, published a year behind the ACS they draw on. One vintage is loaded, so they show no change over time and describe earlier years than the newest ACS figures beside them.
- The property tax bill is the median total tax across one- to four-family homes in MOD-IV, New Jersey's assessment records, for the tax year its period names — the year NJOGIS last joined its parcel map to. It is the bill as levied, before relief paid to individual households such as ANCHOR, and it follows each municipality's own assessments rather than a rate on market value.
- Some metrics rank this region against fewer peers than the level contains, because not every region carries every metric. Compare ranks only within the cohort size each one reports.

## Sources

| Source | Publisher | Vintage | Retrieved | Releases | Licence |
| --- | --- | --- | --- | ---: | --- |
| National Transit Map — stops | Bureau of Transportation Statistics | current | 2026-10-06 | 1 | Public domain (U.S. Government work) |
| American Community Survey, 5-year estimates | U.S. Census Bureau | 2019 | 2026-09-26 | 9 | Public domain (U.S. Government work) |
| American Community Survey, 5-year estimates | U.S. Census Bureau | 2020 | 2026-10-01 | 1 | Public domain (U.S. Government work) |
| American Community Survey, 5-year estimates | U.S. Census Bureau | 2023 | 2026-10-01 | 1 | Public domain (U.S. Government work) |
| American Community Survey, 5-year estimates | U.S. Census Bureau | 2024 | 2026-09-26 | 11 | Public domain (U.S. Government work) |
| LEHD Origin-Destination Employment Statistics (LODES 8) | U.S. Census Bureau | 2023 | 2026-10-06 | 1 | Public domain (U.S. Government work) |
| Population Estimates Program, Vintage 2025 | U.S. Census Bureau | 2025 | 2026-09-19 | 1 | Public domain (U.S. Government work) |
| Building Permits Survey | U.S. Census Bureau | 2020 | 2026-09-11 | 1 | Public domain (U.S. Government work) |
| Building Permits Survey | U.S. Census Bureau | 2025 | 2026-09-23 | 1 | Public domain (U.S. Government work) |
| Safe Drinking Water Information System — violations | U.S. Environmental Protection Agency | current | 2026-10-03 | 1 | Public domain (U.S. Government work) |
| National Flood Hazard Layer — flood hazard zones | Federal Emergency Management Agency | current | 2026-10-03 | 1 | Public domain (U.S. Government work) |
| NFIP Redacted Claims (v3) | Federal Emergency Management Agency (OpenFEMA) | current | 2026-10-03 | 1 | OpenFEMA Terms and Conditions |
| Home Mortgage Disclosure Act data (HMDA) | Consumer Financial Protection Bureau (FFIEC) | 2021 | 2026-10-07 | 1 | Public domain (U.S. Government work) |
| Home Mortgage Disclosure Act data (HMDA) | Consumer Financial Protection Bureau (FFIEC) | 2025 | 2026-10-07 | 1 | Public domain (U.S. Government work) |
| Computed by the platform | Housing Intelligence Platform | b8440bf3c940acf7 | 2026-10-22 | 1 | Derived from cited sources |
| Comprehensive Housing Affordability Strategy (CHAS) | U.S. Department of Housing and Urban Development | 2018-2022 | 2026-09-11 | 1 | Public domain (U.S. Government work) |
| Affordable housing calculations and municipal status reports | NJ Department of Community Affairs | current | 2026-10-04 | 1 | Open public record |
| Construction Reporter — housing units certified and demolished | New Jersey Department of Community Affairs | 2025-ytd | 2026-10-02 | 2 | Open public record |
| Tidal Climate Adjusted Flood Elevation (sea-level rise 4 ft) | New Jersey Department of Environmental Protection | current | 2026-10-03 | 1 | NJDEP Data Distribution Agreement |
| Known Contaminated Sites List | New Jersey Department of Environmental Protection | current | 2026-10-16 | 1 | NJDEP Data Distribution Agreement |
| Public Community Water Purveyor Service Areas | New Jersey Department of Environmental Protection | current | 2026-10-03 | 1 | NJDEP Data Distribution Agreement |
| MOD-IV property tax assessment records (NJ Division of Taxation) | NJ Office of Information Technology, Office of GIS (NJOGIS) | current | 2026-10-02 | 1 | Open public record |
| SR1A sales file | New Jersey Division of Taxation | 2026ytd | 2026-09-20 | 1 | Open public record |
| General and effective tax rates, and the Director's Ratio | New Jersey Division of Taxation | 2025 | 2026-09-20 | 3 | Open public record |

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Generated from analysis packet `1.7` for region `340` (GEOID `3400941610`). Every figure is read from the housing warehouse and produced by the sources above, subject to the caveats. Nothing in this report is model-generated.

## Terms and notices

Source: Consumer Financial Protection Bureau, Home Mortgage Disclosure Act data, https://ffiec.cfpb.gov/

This (map/publication/report) was developed using New Jersey Department of Environmental Protection Geographic Information System digital data, but this secondary product has not been verified by NJDEP and is not state-authorized or endorsed.

This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.

This product uses the Federal Emergency Management Agency's OpenFEMA API, but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data.

This product uses the HUD User Data API but is not endorsed or certified by HUD User.

U.S. Census Bureau, LEHD Origin-Destination Employment Statistics, version 8, https://lehd.ces.census.gov/data/lodes