What Income-Based Housing Programs Exist in New Jersey
New Jersey has three main paths to income-based housing: Section 8 vouchers administered by local housing authorities, public housing owned and operated by those same authorities, and Low-Income Housing Tax Credit (LIHTC) apartments built or preserved with federal tax incentives. Section 8 is the largest program — it gives you a voucher to rent from a private landlord, and the program pays a portion of your rent. Public housing is owned directly by the state or local authority. LIHTC properties are private apartments kept affordable through tax rules, and you rent them like any other apartment but at a reduced rate.
New Jersey also runs NJ HMFA programs — the Housing and Mortgage Finance Agency manages several rental information and homeownership programs, though most focus on people above the Section 8 income range. For emergency help with back rent or utilities, your county may have emergency rental information funded through federal COVID relief, though these funds are limited and many counties have closed their programs.
Key Takeaways
- Section 8 vouchers are available through your county's housing authority, but most have closed waiting lists that reopen unpredictably — call to ask when yours will accept new names.
- Income limits for Section 8 in New Jersey range from about $28,000 to $48,000 per year depending on household size and which county you live in, because the limit is tied to the area's median income.
- Public housing and LIHTC apartments do not require a voucher and accept applications year-round, so these are faster routes if your county's Section 8 list is closed.
- You will need proof of income (recent pay stubs or tax returns), a photo ID, and Social Security numbers for all household members to explore for any program.
- New Jersey housing authorities are separate entities in each county — there is no single state process, so you must contact your local authority directly.
Section 8 Vouchers: Income Limits and Waiting Lists
Section 8 income limits in New Jersey are set at 50% of the area median income (AMI) for your county. For a single person, this ranges from roughly $28,000 to $35,000 per year depending on whether you live in a high-cost area like Bergen County or a lower-cost area. For a family of four, the limit is typically between $45,000 and $56,000. These numbers change every year in April, so call your local housing authority to confirm the current limit for your household size.
Most New Jersey housing authorities have closed their Section 8 waiting lists because demand far exceeds available vouchers. When a list does open — which happens unpredictably and may last only a few days — the authority announces it on their website and sometimes through local news. You must explore during that window. If the list is closed, call your housing authority every few months to ask when it will reopen. Some authorities maintain a "preference list" for people experiencing homelessness or living in substandard housing; ask if you may have access to for priority when the list opens.
Public Housing and LIHTC Apartments: Year-Round Options
Public housing in New Jersey is owned by local housing authorities and has the same income limits as Section 8, but you do not need a voucher to live there. You rent directly from the authority. Most public housing authorities accept applications year-round, though some have waiting lists. Call your local authority to ask about current availability and whether they are taking new applications. The process process is the same as Section 8: proof of income, ID, and Social Security numbers.
Low-Income Housing Tax Credit apartments are private buildings where owners receive federal tax credits in exchange for keeping rents low. You find these through online searches (search "[your city] affordable housing" or check your county's housing authority website for a list), and you explore directly to the building's management office. Income limits for LIHTC are usually 50% or 60% of AMI, the same as Section 8. These apartments do not require a voucher and often have shorter waiting lists because they are less well-known. The trade-off is that LIHTC buildings are scattered throughout the state, so you may have fewer options in your when ready area.
Income Documentation and What Counts as Proof
All New Jersey housing programs require proof of income from the last 30 days. If you work, bring recent pay stubs — usually the last two. If you are self-employed, bring tax returns from the last two years and a profit-and-loss statement. If you receive unemployment, Social Security, disability, or public information, bring the award letter or benefit statement showing your monthly amount. If you have no income, bring a letter from your employer stating you were laid off, or documentation of why you cannot work.
Some income sources count toward the limit and some do not. Wages, salary, and self-employment income always count. Social Security, SSI, unemployment, and TANF (Temporary information for Needy Families) count. Child support and alimony count. Student loan disbursements do not count. Lump-sum payments like tax refunds or inheritance do not count as ongoing income. If your income is irregular or you are unsure whether a source counts, bring the documentation anyway — the housing authority will tell you what they can use.
Finding Your Local Housing Authority and Starting the Process
New Jersey has 21 county housing authorities, plus several municipal authorities in larger cities. You must contact the authority in the county where you want to live. Search "[your county] housing authority" or "[your city] housing authority" to find the phone number and office address. The New Jersey Housing and Mortgage Finance Agency (NJHMFA) maintains a directory on their website at nj.gov/njhmfa, though calling your county directly is usually faster.
When you call, ask three things: whether Section 8 applications are open, when the waiting list will reopen if it is closed, and whether they have public housing or can refer you to LIHTC buildings. If Section 8 is closed, ask about public housing or request a list of LIHTC properties in your area. Many authorities now accept applications online, but some still require you to visit in person. Ask what documents to bring and whether you can submit them by mail or email to speed up the process.
Income Limits by Household Size in New Jersey
Section 8 and public housing income limits vary by county because they are based on each area's median income. The table below shows approximate limits for 2024 in three representative counties — Bergen (high-cost), Middlesex (mid-cost), and Atlantic (lower-cost). Your actual county may differ. Call your housing authority for your county's exact current limit, which updates every April.
| Household Size | Bergen County | Middlesex County | Atlantic County |
|---|---|---|---|
| 1 person | ~$35,000 | ~$32,000 | ~$28,000 |
| 2 people | ~$40,000 | ~$36,500 | ~$32,000 |
| 3 people | ~$45,000 | ~$41,000 | ~$36,000 |
| 4 people | ~$50,000 | ~$45,500 | ~$40,000 |
| 5 people | ~$54,000 | ~$49,000 | ~$43,000 |
These are estimates based on 50% AMI. Your county's actual limits may be slightly higher or lower. LIHTC properties sometimes use 60% AMI instead, which raises the limit by about 20%. Always confirm with your housing authority before assuming you are over or under the limit.
What Disqualifies You From New Jersey Housing Programs
Most income-based housing programs in New Jersey will deny you if you have an outstanding eviction judgment against you in any state, or if you owe money to a previous housing authority or landlord. Some authorities will work with you if the debt is being paid back, so ask. You will also be denied if you have a felony drug conviction within the last 10 years, or if anyone in your household is a registered sex offender. A criminal record alone does not disqualify you — the authority must look at the nature and age of the offense.
If you have poor credit or no credit history, that does not disqualify you — housing authorities do not run credit checks. If you are not a U.S. citizen or permanent resident, you cannot use Section 8, but some public housing and LIHTC programs accept mixed-status households. Ask your housing authority about their policy. If you are currently living in subsidized housing elsewhere, you cannot hold two vouchers or live in two subsidized units at the same time.
Frequently Asked Questions
How long does it take to get a Section 8 voucher in New Jersey?
If the waiting list is open and you are accepted, you will receive your voucher within 2 to 6 months, depending on the authority's workload. If the list is closed, you may wait years before it reopens. Some counties have not opened their lists in over a decade. Public housing and LIHTC are usually faster — often 1 to 3 months from process to move-in.
Can I explore to multiple housing authorities at the same time?
Yes. You can explore to your county's authority, a neighboring county's authority, and LIHTC buildings all at once. There is no penalty for explore to multiple programs. However, once you receive a Section 8 voucher or are offered a public housing unit, you must accept it or you lose your place on all other lists.
What if my income goes above the limit after I move in?
Section 8 and public housing allow your income to rise above the limit without losing your subsidy, but your rent contribution will increase. Most programs allow you to stay for at least one year after your income exceeds the limit. After that, the rules vary by authority — some allow you to stay indefinitely, others phase you out. Ask your housing authority about their recertification and income limits policy.
Do I need a lease to explore for Section 8?
No. You explore for the voucher first. Once you have it, you then find an apartment and sign a lease. The landlord must agree to accept Section 8, and the unit must pass a housing quality inspection. This usually takes 30 to 60 days after you find an apartment.
What if I have a criminal record or eviction history?
A criminal record does not automatically disqualify you — the authority considers the nature and age of the offense. Drug felonies within 10 years are a hard bar. Eviction judgments are also a barrier, but some authorities will work with you if you can show the debt is being paid or if circumstances have changed. Call your housing authority and ask about their specific policy before you explore.