Best Places to Buy Rental Property in New Jersey (2026)

Price and rent point the same way in New Jersey: Camden, the cheapest city with enough data, also returns the most, 13.8 percent gross on a $148,000 median price and $1,700 in asking rent. Volume and yield part ways: Toms River closes about 115 homes a month, more than any other city here, and ranks twentieth on yield at 7.0 percent. For four of these cities the page also shows a confirmed-close median; in Trenton, 180 confirmed lease closes carry a median of $2,100 against a $2,112 asking median. The two samples are not paired, so the gap describes the samples, not the same homes. Measured against the whole state, these are cheap markets: a median of $360,000 here against $549,000 statewide. The table shows the 20 highest-yielding markets among 49 New Jersey cities meeting the coverage requirements; the yield range above describes the markets shown. Five more cities clear the closings bar but not the rental one and appear in a second table with entry price only.

The ranking

Gross yield here is an asking rental yield screen: twelve times the median asking rent over the median closed price, before taxes, insurance, vacancy, management or repairs. Sales use municipal boundaries. Rental listings use the associated city name and may cover a wider postal area. The ratio therefore compares related, but not perfectly matched, market samples, and a home bought at the median price does not necessarily earn the median rent. Confirmed-close medians appear where at least 30 confirmed lease closes were recorded in the window.

City by city

1. Camden, 13.8 percent gross

At $148,000 to buy and $1,700 a month to rent, Camden yields 13.8 percent gross on 301 tracked closings. Houses there closed at about $119 per square foot. See the Camden page for the property mix and the price band.

2. Trenton, 12.7 percent gross

Trenton's confirmed-close median, $2,100 on 180 closes, sits close to its $2,112 asking median; the samples are separate, so read it as agreement between two medians rather than a validated yield. The numbers: $200,000 median closed price across 346 closings, $2,112 median asking rent across 1,230 listings, 12.7 percent gross. The Trenton market page carries the monthly figures.

3. Whiting, 12.5 percent gross

Only 84 rental listings sit behind Whiting's $2,200 median; the yield is real but less settled than in cities with hundreds. The numbers: $211,000 median closed price across 316 closings, $2,200 median asking rent across 84 listings, 12.5 percent gross. Houses there closed at about $189 per square foot. Full detail is on the Whiting market page.

4. Atlantic City, 11.2 percent gross

Read Atlantic City's $2,200 rent as an apartment figure: 63 percent of its listings are apartments or condos, and the house median is $2,550. The numbers: $236,500 median closed price across 264 closings, $2,200 median asking rent across 366 listings, 11.2 percent gross. Full detail is on the Atlantic City market page.

5. Willingboro, 9.9 percent gross

Willingboro ranks fifth on yield but only ninth on entry price: the $2,900 median asking rent is doing the work, not a cheap purchase. The numbers: $350,000 median closed price across 214 closings, $2,900 median asking rent across 142 listings, 9.9 percent gross. Houses there closed at about $198 per square foot. The Willingboro market page carries the monthly figures.

6. Williamstown, 9.7 percent gross

Homes in Williamstown closed at a median of $347,000 over the last twelve months and the median asking rent in the last twelve months was $2,800, a gross yield of 9.7 percent. See the Williamstown page for the property mix and the price band.

7. Mays Landing, 9.6 percent gross

Only about 11 homes a month close in Mays Landing; the yield is attractive, the resale pool is not deep. Homes in Mays Landing closed at a median of $275,000 over the last twelve months and the median asking rent in the last twelve months was $2,200, a gross yield of 9.6 percent. Full detail is on the Mays Landing market page.

8. Fort Lee, 9.2 percent gross

Fort Lee also carries a confirmed-close median: 40 confirmed lease closes in the last twelve months have a median of $4,150, 22 percent above the $3,400 asking median. The two samples are not paired, so this describes the samples rather than the same homes. At $445,000 to buy and $3,400 a month to rent, Fort Lee yields 9.2 percent gross on 306 tracked closings. The Fort Lee market page carries the monthly figures.

9. Ewing, 8.6 percent gross

Rent is what puts Ewing ninth here; on price alone it would sit thirteenth of 20. Homes in Ewing closed at a median of $399,999 over the last six months and the median asking rent in the last twelve months was $2,875, a gross yield of 8.6 percent. Full detail is on the Ewing market page.

10. Sicklerville, 8.5 percent gross

The numbers: $355,000 median closed price across 351 closings, $2,500 median asking rent across 285 listings, 8.5 percent gross. Houses there closed at about $205 per square foot. See the Sicklerville page for the property mix and the price band.

11. Millville, 8.3 percent gross

A low entry price does not carry Millville far: it is fifth cheapest on this list and eleventh on yield, with rent of $1,750 against a $253,000 median price. Homes in Millville closed at a median of $253,000 over the last six months and the median asking rent in the last twelve months was $1,750, a gross yield of 8.3 percent. The Millville market page carries the monthly figures.

12. Mount Laurel, 8.1 percent gross

The numbers: $365,000 median closed price across 421 closings, $2,450 median asking rent across 482 listings, 8.1 percent gross. Houses there closed at about $247 per square foot. The Mount Laurel market page carries the monthly figures.

13. Vineland, 8.0 percent gross

A low entry price does not carry Vineland far: it is seventh cheapest on this list and thirteenth on yield, with rent of $2,000 against a $300,000 median price. The numbers: $300,000 median closed price across 301 closings, $2,000 median asking rent across 124 listings, 8.0 percent gross. Full detail is on the Vineland market page.

14. Egg Harbor Township, 7.5 percent gross

Homes in Egg Harbor Township closed at a median of $369,240 over the last six months and the median asking rent in the last twelve months was $2,300, a gross yield of 7.5 percent. Houses there closed at about $223 per square foot. The Egg Harbor Township market page carries the monthly figures.

15. Cherry Hill, 7.4 percent gross

Rent is what puts Cherry Hill fifteenth here; on price alone it would sit nineteenth of 20. The numbers: $489,444 median closed price across 510 closings, $3,000 median asking rent across 387 listings, 7.4 percent gross. Houses there closed at about $255 per square foot. Full detail is on the Cherry Hill market page.

16. Somerset, 7.2 percent gross

Homes in Somerset closed at a median of $480,000 over the last twelve months and the median asking rent in the last twelve months was $2,900, a gross yield of 7.2 percent. The Somerset market page carries the monthly figures.

17. Freehold, 7.1 percent gross

Freehold's confirmed-close median, $2,925 on 31 closes, sits close to its $2,900 asking median; the samples are separate, so read it as agreement between two medians rather than a validated yield. At $487,000 to buy and $2,900 a month to rent, Freehold yields 7.1 percent gross on 158 tracked closings. See the Freehold page for the property mix and the price band.

18. Hamilton, 7.1 percent gross

A low entry price does not carry Hamilton far: it is fourteenth cheapest on this list and eighteenth on yield, with rent of $2,500 against a $420,000 median price. The numbers: $420,000 median closed price across 443 closings, $2,500 median asking rent across 120 listings, 7.1 percent gross. Full detail is on the Hamilton market page.

19. Hillsborough, 7.1 percent gross

Only 85 rental listings sit behind Hillsborough's $2,700 median; the yield is real but less settled than in cities with hundreds. The numbers: $459,000 median closed price across 160 closings, $2,700 median asking rent across 85 listings, 7.1 percent gross. Houses there closed at about $329 per square foot. See the Hillsborough page for the property mix and the price band.

20. Toms River, 7.0 percent gross

Toms River also carries a confirmed-close median: 45 confirmed lease closes in the last twelve months have a median of $3,400, 15 percent above the $2,950 asking median. The two samples are not paired, so this describes the samples rather than the same homes. Homes in Toms River closed at a median of $505,000 over the last six months and the median asking rent in the last twelve months was $2,950, a gross yield of 7.0 percent. The Toms River market page carries the monthly figures.

Priced, but too few rentals to rank

Resideline can price these cities but cannot yet rank them on rent: each has 100 or more closings and fewer than 50 rental listings in the window.

How this ranking is built

• •Cities: every New Jersey city where Resideline tracked at least 100 closings inside the municipal boundary in its reporting window (six or twelve months) and at least 50 rental listings under the city's name since September 10, 2025: 49 cities qualify and the table shows the 20 highest-yielding.
• •Prices: the median price homes closed at inside the city limits, from Resideline's tracked closings; the state comparison uses the statewide median of $549,000 across 53,815 closings.
• •Rents: the median advertised rent on rental listings Resideline tracked in the last twelve months, all property types, measured on the listings that carry the city's name (a postal footprint, wider than the city line in some places).
• •Confirmed-close medians: Observed rent blends two kinds of record: confirmed lease closes extracted from property records, and the final asking rent on listings that left Resideline tracking without a recorded close. Where a city has at least 30 confirmed closes in the window, their median is printed beside the asking figure; in the last twelve months about a quarter of Resideline's close episodes are confirmed closes. The asking and confirmed-close samples are separate, not paired, so a difference between their medians is not a measured gap on the same listings.
• •What is missing: taxes, insurance, vacancy, management and repairs, which turn a gross yield into a net one, and the unit mix, which differs between what sells and what rents.

Sources and related pages

• •Resideline tracked closings inside city limits (window per city, updated September 10, 2026) and rental listings since September 10, 2025; confirmed lease closes extracted from property records.
• •More New Jersey rankings: Cheapest cities to buy a house in New Jersey ranks the same kind of list with each city's price per square foot for houses, realized appreciation and days to contract beside the median, and Cap Rate by City ranks the New Jersey cities Resideline tracks by gross rental yield. The New Jersey housing market hub carries the statewide figures and the largest New Jersey markets by closings.
• •Asking rent vs observed rent compares live asking rents with final asking rents under that study's own definition; it says nothing about confirmed lease closes.

Prepared with Resideline's research pipeline and reviewed by Jeffrey Batista, Resideline's founder.