Belle Mead, NJ—08502
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Belle Mead, NJ
As of Oct '25, the median home price in Belle Mead, NJ is $978,000, with a year-over-year change of 1.7%. This indicates that home prices in Belle Mead, NJ are increasing. According to Zillow, the 1-year price projection is 1.7%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $978,000 | 1.7% |
| Single Family | $990,000 | 1.9% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $507,000 | 3.0% |
3 Bed | $680,000 | 1.8% |
4 Bed | $1,011,000 | 2.6% |
| 5 Bed | $1,209,000 | 3.1% |
% of Housing Stock
Rental Trends — Belle Mead, NJ
As of July '25, Rentcast reports the average rent in Belle Mead, NJ is $4,700, with a year-over-year rent change of -11.0%. Per bedroom, the median rent as of July '25 in Belle Mead, NJ is 1-bedrooms: $2,290, 2-bedrooms: $2,960, 3-bedrooms: $3,400, 4-bedrooms: $5,420. The most common rental property sizes in Belle Mead, NJ are 1-bedroom and 2-bedroom, accounting for 46.1% and 44.6% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $3,600 | $4,700 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $2,180 | $2,290 |
| 2 Bed Rent | $2,640 | $2,960 |
| 3 Bed Rent | $3,200 | $3,400 |
| 4 Bed Rent | $5,300 | $5,420 |
% of Rental Stock
Property Listings — Belle Mead, NJ
As of Oct '25, Realtor.com reports that the median days on market for a home in Belle Mead, NJ is 24. This is a decrease of -25.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 21.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $750,000 | -4.0% |
Listing Count | 19 | -39.0% |
| Listings as % of Homes | 0.2% | -39.0% |
Days on Market | 24 | -25.0% |
Demographics — Belle Mead, NJ
As of the latest ACS Survey released in 2023, Belle Mead, NJ has a population of 12,100, which has increased by 7.8% over the past 5 years. Belle Mead, NJ is a popular place for families, as children make up 26.7% of the population. The area has a highly educated workforce, with 76.9% of adult residents holding a bachelor’s degree or higher. There are many residents working remotely, with 29.9% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 12,100 | 7.8% |
% Under 18 | 26.7% | -2.9% |
% Seniors | 10.3% | 6.2% |
% WFH | 29.9% | 239.8% |
% w/ College Degree | 76.9% | 1.1% |
As of the latest ACS Survey released in 2023, Belle Mead, NJ is a predominantly asian area, with 45.8% of the population identifying as asian. The asian population has grown by 16.5% in the last 5 years. The second most common race or ethnicity in Belle Mead, NJ is white, making up 41.8% of the population. Foreign-born residents account for 33.6% of the population in Belle Mead, NJ, and this percentage has decreased by 3.2% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 41.8% | -20.7% |
% Black | 2.9% | 262.5% |
% Hispanic | 5.1% | -8.9% |
% Asian | 45.8% | 16.5% |
% Foreign Born | 33.6% | -3.2% |
Mortgage and Risk — Belle Mead, NJ
According to HUD data as of 2023, there were 120 mortgage originations in Belle Mead, NJ, of which 98.0% of loans were conventional mortgages. The average loan-to-value was 52.0%, with 9.0% above 90% LTV (normal). This implies small mortgage risk in Belle Mead, NJ. Investor activity is low, as 0.0% of loans were by investors. 6.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 120 |
% Conventional Loans | 98.0% |
% Government Loans | 3.0% |
% Investor Loans | 0.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 6.0% |
Loan Activity
Rentals and Section 8 — Belle Mead, NJ
As of 2024, the percent of homes in Belle Mead, NJ under the Section 8 program is 3.8%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom and 2-bedroom and 3-bedroom units appear to be good home sizes to consider for Section 8 housing in Belle Mead, NJ, because HUD payments exceed market rent, while 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 29 |
Total Units Section 8 | 29 |
% Rentals under Section 8 | 3.8% |
% Occupied Section 8 | 100.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $120 | $2,180 | $2,300 |
| 2 Bedroom | $250 | $2,640 | $2,890 |
| 3 Bedroom | $280 | $3,200 | $3,480 |
| 4 Bedroom | -$1,470 | $5,300 | $3,830 |
Affordability — Belle Mead, NJ
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.6 |
| Median Home Price | $978,000 |
| Median Household Income | $223,000 |