Section 8 Rent Limits in New Jersey for FY2027: Fair Market Rent for Every County
What Section 8 pays in New Jersey depends on the county. HUD sets a Fair Market Rent for each of the state's 21 counties (grouped into 11 metro and non-metro FMR areas), and every housing authority in New Jersey builds its payment standard from that figure. For fiscal year 2027, the 2-bedroom FMR runs from $1,704 in Cumberland County to $2,792 in Hudson County, about half again as much. The statewide median county sits at $2,233.
Year over year, 17 of the 21 counties with figures in both years went up and 4 went down. Mercer County had the biggest jump, $1,950 to $2,242 (+15.0%). Monmouth County took the biggest cut, $2,328 to $2,283 (-1.9%). Four metros in New Jersey are on HUD's mandatory Small Area FMR list (Bergen-Passaic, NJ; Jersey City, NJ; Monmouth-Ocean, NJ; Philadelphia-Camden-Wilmington, PA-NJ-DE-MD), where the limit is set ZIP code by ZIP code instead of by county; the county figure there is only an average.
How the number becomes your rent limit. The FMR is HUD's estimate of the 40th-percentile gross rent (rent plus utilities) for a modest unit in the area. Your housing authority publishes a payment standard for each bedroom size, between 90% and 110% of the FMR. You pay roughly 30% of adjusted monthly income; the voucher covers the rest up to the payment standard. If the unit's gross rent is above the standard, you pay the difference, but a new lease cannot leave your share above 40% of income.
FY2027 Fair Market Rents by Metro Area in New Jersey
HUD groups counties into FMR areas; a metro's figure applies to every county inside it. "ZIP-level" marks mandatory Small Area FMR metros.
| FMR area | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2026 |
|---|---|---|---|---|---|---|
| Atlantic City-Hammonton, NJ | $1,378 | $1,567 | $1,899 | $2,578 | $2,849 | +1.7% |
| Bergen-Passaic, NJ (ZIP-level) | $1,772 | $1,987 | $2,282 | $2,771 | $3,497 | -1.8% |
| Cape May County, NJ | $1,512 | $1,521 | $1,857 | $2,431 | $2,441 | +3.6% |
| Jersey City, NJ (ZIP-level) | $2,462 | $2,514 | $2,792 | $3,392 | $3,976 | +1.0% |
| Middlesex-Somerset-Hunterdon, NJ | $1,953 | $2,103 | $2,623 | $3,125 | $3,508 | +5.5% |
| Monmouth-Ocean, NJ (ZIP-level) | $1,671 | $1,847 | $2,283 | $2,927 | $3,241 | -1.9% |
| Newark, NJ | $1,637 | $1,850 | $2,233 | $2,785 | $3,188 | +1.3% |
| Philadelphia-Camden-Wilmington, PA-NJ-DE-MD (ZIP-level) | $1,438 | $1,558 | $1,860 | $2,216 | $2,445 | +2.8% |
| Trenton-Princeton, NJ | $1,561 | $1,764 | $2,242 | $2,741 | $3,081 | +15.0% |
| Vineland, NJ | $1,288 | $1,420 | $1,704 | $2,360 | $2,478 | +1.9% |
| Warren County, NJ | $1,614 | $1,624 | $2,021 | $2,478 | $2,937 | +6.6% |
FY2027 Fair Market Rents for Every County in New Jersey
All 21 counties, alphabetical. Studio figures are in the metro table above.
| County | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2026 |
|---|---|---|---|---|---|
| Atlantic County | $1,567 | $1,899 | $2,578 | $2,849 | +1.7% |
| Bergen County | $1,987 | $2,282 | $2,771 | $3,497 | -1.8% |
| Burlington County | $1,558 | $1,860 | $2,216 | $2,445 | +2.8% |
| Camden County | $1,558 | $1,860 | $2,216 | $2,445 | +2.8% |
| Cape May County | $1,521 | $1,857 | $2,431 | $2,441 | +3.6% |
| Cumberland County | $1,420 | $1,704 | $2,360 | $2,478 | +1.9% |
| Essex County | $1,850 | $2,233 | $2,785 | $3,188 | +1.3% |
| Gloucester County | $1,558 | $1,860 | $2,216 | $2,445 | +2.8% |
| Hudson County | $2,514 | $2,792 | $3,392 | $3,976 | +1.0% |
| Hunterdon County | $2,103 | $2,623 | $3,125 | $3,508 | +5.5% |
| Mercer County | $1,764 | $2,242 | $2,741 | $3,081 | +15.0% |
| Middlesex County | $2,103 | $2,623 | $3,125 | $3,508 | +5.5% |
| Monmouth County | $1,847 | $2,283 | $2,927 | $3,241 | -1.9% |
| Morris County | $1,850 | $2,233 | $2,785 | $3,188 | +1.3% |
| Ocean County | $1,847 | $2,283 | $2,927 | $3,241 | -1.9% |
| Passaic County | $1,987 | $2,282 | $2,771 | $3,497 | -1.8% |
| Salem County | $1,558 | $1,860 | $2,216 | $2,445 | +2.8% |
| Somerset County | $2,103 | $2,623 | $3,125 | $3,508 | +5.5% |
| Sussex County | $1,850 | $2,233 | $2,785 | $3,188 | +1.3% |
| Union County | $1,850 | $2,233 | $2,785 | $3,188 | +1.3% |
| Warren County | $1,624 | $2,021 | $2,478 | $2,937 | +6.6% |
Where the Limit Moved Most From FY2026 to FY2027
Biggest increases (2-bedroom):
| County | FY2026 | FY2027 | Change |
|---|---|---|---|
| Mercer County | $1,950 | $2,242 | +15.0% |
| Warren County | $1,895 | $2,021 | +6.6% |
| Hunterdon County | $2,486 | $2,623 | +5.5% |
| Middlesex County | $2,486 | $2,623 | +5.5% |
| Somerset County | $2,486 | $2,623 | +5.5% |
Biggest cuts (2-bedroom):
| County | FY2026 | FY2027 | Change |
|---|---|---|---|
| Monmouth County | $2,328 | $2,283 | -1.9% |
| Ocean County | $2,328 | $2,283 | -1.9% |
| Bergen County | $2,324 | $2,282 | -1.8% |
| Passaic County | $2,324 | $2,282 | -1.8% |
HUD caps a one-year decrease at 10%, so a county showing exactly -10.0% hit the floor. A lower FMR does not change an existing lease; it narrows the band for new leases and rent increases, and a reduced payment standard reaches a family already housed only at its second annual reexamination after the change.
Where a Voucher Beats the Market in New Jersey
Comparing HUD's 2-bedroom limit to Zillow's observed rent in the same ZIP code shows where a voucher actually stretches. No New Jersey metro with enough data has a positive median: Philadelphia-Camden-Wilmington comes closest, with the typical ZIP's limit -7.3% against market rent and 30% of its ZIPs above the going rent; New York-Newark-Jersey City is the hardest at -9.6%. "Median premium" is the typical ZIP's rent limit minus market rent, as a percent of market rent.
| Metro | ZIPs with data | Median premium | ZIPs above market |
|---|---|---|---|
| Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | 50 | -7.3% | 30% |
| Trenton-Princeton, NJ | 16 | -7.5% | 25% |
| New York-Newark-Jersey City, NY-NJ-PA | 223 | -9.6% | 22% |
Even where the median is negative, the ZIPs above market are where voucher tenants and landlords match fastest. The national ranking is in our voucher-vs-market analysis.
The Largest Housing Authorities in New Jersey
Which authority issued your voucher decides which payment standard applies. The biggest programs in the state:
- State of Nj Department. of Commission. Affairs (Trenton), about 25,000 vouchers, (609) 633-6204
- Newark Housing Authority (Newark), about 8,500 vouchers, (973) 273-6677, newarkha.org (waitlist reported closed, details)
- Jersey City Housing Authority (Jersey City), about 5,300 vouchers, (201) 706-4600, jerseycityha.org (waitlist reported closed, details)
- Housing Authority of Bergen County (Hackensack), about 4,200 vouchers, (201) 336-7600
- Paterson Housing Authority (Paterson), about 3,000 vouchers, (973) 345-5650
- Housing Authority of the City of Camden (HACC) (Camden), about 2,300 vouchers, (856) 968-2700, camdenhousing.org (waitlist reported closed, details)
- Housing Authority of the City of Passaic (Passaic), about 2,200 vouchers, (973) 365-6330
- Gloucester County Housing Authority (Deptford), about 2,100 vouchers, (856) 845-4959
Can a Landlord Refuse a Voucher in New Jersey?
No. New Jersey protects source of income statewide (NJ Law Against Discrimination §10:5-12.5(g)), so refusing an applicant because they pay with a voucher is illegal anywhere in the state.
Frequently Asked Questions
How much does Section 8 pay in New Jersey? It depends on the county. HUD's FY2027 2-bedroom Fair Market Rent runs from $1,704 in Cumberland County to $2,792 in Hudson County, with a median county of $2,233. Your housing authority's payment standard is 90% to 110% of the figure for your county, and the voucher pays that standard minus about 30% of your adjusted income.
Which New Jersey county has the highest Section 8 rent limit? Hudson County, at $2,792 for a 2-bedroom ($3,392 for a 3-bedroom) in FY2027. The lowest is Cumberland County at $1,704.
Did Section 8 rent limits go up in New Jersey for FY2027? Mostly yes: the 2-bedroom figure rose in 17 counties, fell in 4, and held in 0. The biggest increase was Mercer County (+15.0%). The biggest cut was Monmouth County (-1.9%).
Can a landlord refuse Section 8 in New Jersey? No. New Jersey protects source of income statewide (NJ Law Against Discrimination §10:5-12.5(g)), so refusing an applicant because they pay with a voucher is illegal anywhere in the state.
Where is my housing authority's actual payment standard? On the authority's website, usually a one-page PDF updated each fall, or by calling its Housing Choice Voucher office. The largest New Jersey authorities are listed above with phone numbers.
See also our New Jersey Section 8 overview; the national 2-bedroom table for the 40 largest metros; HUD's FY2027 FMR dataset.
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Holding a voucher in New Jersey? Browse voucher-friendly listings by ZIP code and bedroom size.
New Jersey landlord? List your property free. The table above is what a voucher tenant's authority can pay.
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