Location: Newark, NJ | Metro: Warren County, NJ HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,880 |
| 1 Bedroom | $1,900 |
| 2 Bedrooms | $2,360 |
| 3 Bedrooms | $2,890 |
| 4 Bedrooms | $3,430 |
| 5 Bedrooms | $3,979 |
| 6 Bedrooms | $4,456 |
| 7 Bedrooms | $4,812 |
| 8 Bedrooms | $5,053 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,360 | $376,940 | 0.63% | D |
| 3BR | $2,890 | $506,959 | 0.57% | F |
| 4BR | $3,430 | $630,433 | 0.54% | F |
U.S. Census Bureau data (2024)
The real estate landscape in Blairstown Township, NJ (ZIP 07825), is characterized by a median home value of $500,841. This figure suggests a relatively stable housing market, where property values have held steady despite broader economic fluctuations. The fact that only 0.2% of listings have been reduced indicates strong seller pricing power. Sellers are maintaining their asking prices, implying that demand is sufficient to support current valuations without significant concessions.
The median days on market (DOM) being listed as N/A could indicate a few scenarios. If there is a low volume of sales, it might mean that properties are selling quickly, further reinforcing the idea of a tight market. Alternatively, it could suggest that there is limited recent transactional data available, which might point to a slower-moving market but still one where pricing power remains with the sellers due to low reductions.
On the rental side, the Fair Market Rent (FMR) for ZIP 07825 is set at $1,700 for fiscal year 2024, while the current market rent stands at $1,775 according to Census ACS data. This gap between FMR and market rent signals that rental rates are slightly above what HUD considers fair, suggesting that landlords have some leeway to maintain or even modestly increase rents. However, the proximity of these figures also indicates that the market may be somewhat saturated, limiting the potential for significant rent hikes.
For long-hold investors, the setup in Blairstown Township implies a cautious approach to appreciation expectations. The stable median home value combined with the slight premium in rental rates over FMR suggests that while capital appreciation may occur, it will likely be modest. The absence of significant price reductions and the tight rental market indicate a balanced environment where neither rapid growth nor decline is imminent. Investors should focus on steady cash flows and conservative appreciation estimates rather than speculative gains.
The data collectively points to a market where sellers and landlords can maintain current pricing levels, but aggressive increases are unlikely. For those considering long-term investments, the focus should remain on the stability of returns rather than dramatic changes in property values or rental income.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.