08826

ZIPSAFMR

Hunterdon County, NJ

ZIP Investment Score

43Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,630	$1,740	5.7%
1 BR	$1,790	$1,820	4.9%
2 BR	$2,240	$2,190	4.7%
3 BR	$2,690	$2,490	4.5%
4 BR	$2,970	$2,620	4.5%
5 BR	$3,415	Not available	4.5%
6 BR	$3,928	Not available	4.5%
7 BR	$4,517	Not available	4.5%
8 BR	$5,195	Not available	4.5%

Purchase Price Calculator

Maximum purchase price

$263,517

Cost breakdown

+Likely effective rent$2,190

HUD FMR$2,240

Market rentUsed$2,190

Est. payment standard (99%)$2,210

-Principal and interest-$1,332

Loan amount$210,813

Down payment$52,703

Rate6.50%

Term30 years

-Operating costs-$658

Property taxes-$264

Insurance-$175

Utilities$0

HOA$0

Management-$219

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$35,015(66.4% ROI)

Projected value

$283,779

Return breakdown

Property appreciation+$20,262

Loan principal paid down+$7,553

Rental cash flow+$7,200

5-year hold

+$60,097(114.0% ROI)

Projected value

$298,145

Return breakdown

Property appreciation+$34,628

Loan principal paid down+$13,469

Rental cash flow+$12,000

10-year hold

+$129,901(246.5% ROI)

Projected value

$337,324

Return breakdown

Property appreciation+$73,807

Loan principal paid down+$32,094

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.91ratio

FMR$1,630

Market$1,800

vs market-$170

FMR is near market; voucher and private rents are aligned.

0.91

1 BR

0.97ratio

FMR$1,790

Market$1,840

vs market-$50

FMR is near market; voucher and private rents are aligned.

0.97

2 BR

1.02ratio

FMR$2,240

Market$2,190

vs market+$50

FMR is near market; voucher and private rents are aligned.

1.02

3 BR

1.08ratio

FMR$2,690

Market$2,490

vs market+$200

FMR is near market; voucher and private rents are aligned.

1.08

4 BR

1.13ratio

FMR$2,970

Market$2,620

vs market+$350

FMR is above market; underwrite to market rent.

1.13

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 08826 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 08826 (Glen Gardner, NJ) is $2,240 a month. That is up 11.4% from $2,010 in FY 2026. Glen Gardner 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, 08826 is tied for the 32nd-highest two-bedroom rent (county range $2,240–$3,170).

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 08826
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,460	$1,630	+11.6%	$1,467–$1,793
1BR	$1,600	$1,790	+11.9%	$1,611–$1,969
2BR	$2,010	$2,240	+11.4%	$2,016–$2,464
3BR	$2,410	$2,690	+11.6%	$2,421–$2,959
4BR	$2,660	$2,970	+11.7%	$2,673–$3,267

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 08826
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,630	$1,790	$2,240	$2,690	$2,970
FY 2026	$1,460	$1,600	$2,010	$2,410	$2,660
FY 2025	$1,450	$1,630	$2,050	$2,490	$2,730
FY 2024	$1,380	$1,550	$1,950	$2,360	$2,600
FY 2023	$1,160	$1,320	$1,670	$2,060	$2,300

Two-bedroom rent in nearby Hunterdon County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 08826
08801	$3,170	+41.5%
08802	$2,750	+22.8%
08804	$2,780	+24.1%
08809	$2,440	+8.9%
08822	$2,290	+2.2%
08825	$2,390	+6.7%
08826Current	$2,240	—
08827	$2,290	+2.2%
08829	$2,360	+5.4%
08833	$2,620	+17.0%
08848	$2,310	+3.1%
08853	$2,770	+23.7%

Questions about ZIP 08826 rents

How much will Section 8 pay for a two-bedroom in ZIP 08826?

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 $2,240 it would be $2,016 to $2,464. 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 08826 in?

ZIP 08826 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 08826 for FY 2027?

The two-bedroom FMR rose 11.4%, from $2,010 in FY 2026 to $2,240 in FY 2027. Since FY 2023 it has risen 34.1%.

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 rent Glen Gardner, NJ fair market rent NJ statewide rents What is SAFMR?Data sources