As a mortgage broker, I’ve seen countless single first-time home buyers navigate the exciting yet daunting process of purchasing their first home. New Jersey, with its proximity to major cities like New York City and Philadelphia, diverse communities, and vibrant culture, is a fantastic place to settle down. However, the state’s reputation for high living costs can feel overwhelming, especially for singles looking to buy on a single income. The good news? There are plenty of affordable neighborhoods in New Jersey that offer great value, excellent amenities, and a welcoming vibe for solo buyers.
In this article, I’ll share my top 10 picks for affordable neighborhoods in New Jersey, focusing on areas that balance cost, quality of life, and accessibility. These neighborhoods are ideal for single first-time home buyers, offering homes priced below the state’s median home sale price of $538,300 (as of January 2025), access to public transportation, and vibrant communities that make living alone feel connected and fulfilling. Let’s dive in
1. Camden
Median Home Price: $151,000
Why It’s Great for Singles: Camden, located just across the Delaware River from Philadelphia, is the most affordable place to buy a home in New Jersey. With a median home price well below the state average, it’s a budget-friendly option for singles. I love Camden’s revitalized waterfront, featuring Wiggins Waterfront Park, the Adventure Aquarium, and the Battleship New Jersey museum. The urban-suburban mix offers a lively atmosphere with restaurants, museums, and cultural venues, perfect for singles who enjoy an active lifestyle. Public transportation, including the River Line and PATCO, makes commuting to Philadelphia a breeze, ideal for those working in the city. Key Amenities: Affordable condos and single-family homes, proximity to Philadelphia (5 miles), vibrant arts scene, and access to parks.
Tip for Buyers: Look into the NJHMFA Down Payment Assistance Program, which offers up to $15,000 in forgivable loans to help with closing costs.
2. Vineland
Median Home Price: $200,000–$250,000
Why It’s Great for Singles: Nestled in Cumberland County, Vineland is known for its agricultural heritage and spacious lots, offering a peaceful retreat from urban hustle. I find its affordability appealing, with single-family homes starting in the low $100,000s. The community is welcoming, with a small-town feel that suits singles who want a quieter lifestyle but still enjoy local events like farmers’ markets. Vineland’s proximity to major employers like Aura Badge Company makes it a practical choice for career-focused buyers. Key Amenities: Larger lots for privacy, reputable school districts, and scenic rural landscapes.
Tip for Buyers: Explore USDA loans, which require no down payment and are ideal for suburban areas like Vineland.
3. Trenton
Median Home Price: $225,000
Why It’s Great for Singles: As New Jersey’s capital, Trenton combines urban energy with affordability, with home prices 21.7% below the national average. I appreciate its job opportunities with major employers like NJM Insurance Group, making it a hotspot for young professionals. Singles can enjoy cultural attractions like the Old Barracks Museum and Patriots Theater, plus a quick commute to Philadelphia (30 miles) or New York City via NJ Transit. Affordable condos and townhomes make homeownership accessible for solo buyers. Key Amenities: Historic landmarks, job growth, and affordable housing options like condos and townhomes.
Tip for Buyers: Check out Trenton’s forgivable loan program for low- to moderate-income buyers, offering up to $15,000 for down payments.
4. Pennsauken Township
Median Home Price: $250,000–$300,000
Why It’s Great for Singles: Pennsauken Township, a suburb of Philadelphia, is a hidden gem for affordability. I like its proximity to the city, making it ideal for singles commuting to Philadelphia for work or entertainment. The township offers single-family homes and condos at competitive prices, with recreational options like boating on Cooper River Lake and golfing at the country club. The community’s diverse housing stock caters to various budgets, perfect for singles starting out. Key Amenities: Close to Philadelphia, affordable single-family homes, and outdoor activities.
Tip for Buyers: Pair an FHA loan (3.5% down payment for credit scores of 580+) with NJHMFA’s assistance programs for a smoother purchase.
5. Gloucester City
Median Home Price: $200,000–$250,000
Why It’s Great for Singles: Gloucester City offers a charming, affordable alternative with housing costs 15.8% below the state average. I find its Proprietor’s Park Riverwalk perfect for singles who enjoy scenic walks or socializing. The job market is stable, with nearby employers in Camden County, and healthcare costs are 4% lower than the national average, easing financial stress for solo buyers. Condos and smaller single-family homes are plentiful, ideal for low-maintenance living. Key Amenities: Scenic riverwalk, affordable healthcare, and proximity to Camden’s cultural attractions.
Tip for Buyers: Use Houzeo to browse up-to-date listings and filter by budget for quick offers.
6. Toms River
Median Home Price: $400,000–$450,000
Why It’s Great for Singles: Toms River, along the Jersey Shore, blends coastal charm with suburban convenience. While the median price is higher than others on this list, I’ve found pockets of affordable homes starting in the mid-$200,000s, especially for modestly sized properties. Singles will love the recreational options—beaches, boating, and the famous Toms River Halloween Parade. The town’s reputable schools and safe neighborhoods make it a smart long-term investment. NJ Transit provides easy access to New York City for urban adventures. Key Amenities: Coastal lifestyle, diverse housing options, and excellent schools.
Tip for Buyers: Look for condos or townhomes to stay within budget, and consider VA loans if eligible for no down payment.
7. East Orange
Median Home Price: $300,000–$350,000
Why It’s Great for Singles: East Orange, in Essex County, is a fantastic choice for singles seeking proximity to New York City without the high price tag. I appreciate its urban-suburban vibe, with tree-lined streets and affordable homes starting in the high $100,000s. NJ Transit rail services make commuting to Manhattan easy, ideal for career-driven singles. The city’s parks and cultural diversity add to its appeal, offering a lively community for solo living. Key Amenities: Affordable apartments and homes, quick NYC commute, and diverse community.
Tip for Buyers: Explore the First Generation Down Payment Assistance Program for up to $7,000 extra if you’re a first-generation buyer.
8. New Brunswick
Median Home Price: $350,000–$400,000
Why It’s Great for Singles: Home to Rutgers University, New Brunswick is a vibrant hub with a median home price of $151,000 in some areas, though prices can reach $350,000 for move-in-ready homes. I love its bustling downtown, with restaurants, theaters, and shops, perfect for singles who enjoy a lively social scene. The healthcare industry, with employers like Johnson & Johnson, offers job stability. NJ Transit provides quick access to NYC, making it ideal for commuters. Key Amenities: Cultural attractions, job opportunities, and proximity to Rutgers University.
Tip for Buyers: Consider condos near downtown for affordability and convenience, and compare mortgage rates from at least three lenders.
9. Collingswood
Median Home Price: $300,000–$350,000
Why It’s Great for Singles: Collingswood, a Camden suburb, has a “village feel” that I find perfect for singles in their 20s and 30s. Known for its hip BYOB restaurants and farmers’ market, it offers a trendy yet affordable lifestyle. Condos and single-family homes are available at competitive prices, and the PATCO train provides a quick commute to Philadelphia. The walkable downtown with boutiques and cafes is ideal for socializing. Key Amenities: Trendy dining, walkable downtown, and easy Philadelphia access.
Tip for Buyers: Look for condos to ease the transition from renting, and check Rocket Mortgage for fast pre-approvals.
10. Clayton
Median Home Price: $185,115
Why It’s Great for Singles: Clayton, in Gloucester County, offers suburban charm with home prices 35% below the U.S. median. I love its affordability, with single-family homes and condos that suit solo budgets. The solid school system and proximity to Glassboro’s attractions, like the Heritage Glass Museum, make it a great choice for singles seeking a quiet yet connected lifestyle. It’s also just under an hour from Atlantic City for weekend getaways. Key Amenities: Low-cost housing, good schools, and nearby recreational attractions.
Tip for Buyers: Use a conventional loan with a 3% down payment if your credit score is 620 or higher to minimize costs.
Why These Neighborhoods Stand Out
These 10 neighborhoods were chosen based on affordability (median home prices under $538,300), access to public transportation, and amenities that cater to single first-time buyers. I prioritized areas with diverse housing options, like condos and townhomes, which are easier to maintain for solo homeowners. Proximity to job hubs, cultural attractions, and recreational spaces ensures a balanced lifestyle, while programs like NJHMFA’s Down Payment Assistance (up to $15,000 forgivable loans) and First Generation Down Payment Assistance ($7,000) make purchasing more attainable.
Tips for Single First-Time Home Buyers
- Get Pre-Approved: Contact a lender like Rocket Mortgage or Third Federal Savings and Loan for fast pre-approvals to know your budget.
- Explore Assistance Programs: NJHMFA offers up to $22,000 in combined assistance for first-time and first-generation buyers.
- Consider Low-Down-Payment Loans: FHA (3.5% down) or VA/USDA (0% down) loans are great for singles with limited savings.
- Compare Lenders: Shop around for competitive rates and review lenders’ communication and expertise.
- Work with a Buyer’s Agent: An experienced agent can help you navigate affordable listings and negotiate deals.
Final Thoughts
Buying a home as a single first-time buyer in New Jersey is entirely achievable, especially in these affordable neighborhoods. From Camden’s urban vibe to Clayton’s suburban charm, each area offers unique benefits for solo buyers. I encourage you to explore these communities, leverage assistance programs, and connect with a trusted mortgage lender to make your homeownership dreams a reality. For more details on NJHMFA programs, visit https://www.njhmfa.gov, or start your home search with platforms like Houzeo or Redfin.