Skip to main content
Loading page
Hunterdon County/Clinton/08809

08809

ZIPSAFMR
Hunterdon County, NJ
Zillow

ZIP Investment Score

36Below average

095130300
BRFMR
Eff. Rent
0 BR$1,820$2,000
1 BR$1,960$2,030
2 BR$2,440$2,330
3 BR$2,910$2,580
4 BR$3,260$2,690
5 BR$3,749Not available
6 BR$4,311Not available
7 BR$4,958Not available
8 BR$5,702Not available

Purchase Price Calculator

Maximum purchase price
$284,321

Cost breakdown

+Likely effective rent$2,330
HUD FMR$2,440
Market rentUsed$2,330
Est. payment standard (97%)$2,370
-Principal and interest-$1,438
Loan amount$227,456
Down payment$56,864
Rate6.50%
Term30 years
-Operating costs-$692
Property taxes-$284
Insurance-$175
Utilities$0
HOA$0
Management-$233
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$37,211(65.4% ROI)
Projected value
$306,182
Return breakdown
Property appreciation+$21,862
Loan principal paid down+$8,149
Rental cash flow+$7,200
5-year hold
+$63,894(112.4% ROI)
Projected value
$321,683
Return breakdown
Property appreciation+$37,362
Loan principal paid down+$14,532
Rental cash flow+$12,000
10-year hold
+$138,261(243.1% ROI)
Projected value
$363,954
Return breakdown
Property appreciation+$79,634
Loan principal paid down+$34,628
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
0.82
1 BR
0.95
2 BR
1.05
3 BR
1.13
4 BR
1.21
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 08809 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 08809 (Clinton, NJ) is $2,440 a month. That is up 4.7% from $2,330 in FY 2026. Clinton is in the Middlesex-Somerset-Hunterdon, NJ HUD Metro FMR Area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $2,623. Among 35 ZIP codes in Hunterdon County, 08809 has the 16th-highest two-bedroom rent (county range $2,240–$3,170). The median county two-bedroom FMR in New Jersey is $2,233, so ZIP 08809 is 9% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 08809
BedroomsFY 2027Change90–110% range
Studio$1,820+7.7%$1,638–$2,002
1BR$1,960+5.9%$1,764–$2,156
2BR$2,440+4.7%$2,196–$2,684
3BR$2,910+4.3%$2,619–$3,201
4BR$3,260+5.5%$2,934–$3,586

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 08809
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,820$1,960$2,440$2,910$3,260
FY 2026$1,690$1,850$2,330$2,790$3,090
FY 2025$1,450$1,630$2,050$2,490$2,730
FY 2024$1,600$1,790$2,260$2,740$3,010
FY 2023$1,340$1,520$1,930$2,350$2,590

Two-bedroom rent in nearby Hunterdon County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 08809
08801$3,170+29.9%
08802$2,750+12.7%
08804$2,780+13.9%
08809Current$2,440—
08822$2,290−6.1%
08825$2,390−2.0%
08826$2,240−8.2%
08827$2,290−6.1%
08829$2,360−3.3%
08833$2,620+7.4%
08848$2,310−5.3%
08853$2,770+13.5%

Questions about ZIP 08809 rents

How much will Section 8 pay for a two-bedroom in ZIP 08809?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,623, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,361 to $2,885 a month; under the ZIP-level Small Area FMR of $2,440 it would be $2,196 to $2,684. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 08809 in?

ZIP 08809 is in the Middlesex-Somerset-Hunterdon, NJ HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,623.

How much did fair market rent change in ZIP 08809 for FY 2027?

The two-bedroom FMR rose 4.7%, from $2,330 in FY 2026 to $2,440 in FY 2027. Since FY 2023 it has risen 26.4%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentClinton, NJ fair market rentNJ statewide rentsWhat is SAFMR?Data sources