East Brunswick, NJ—08816
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — East Brunswick, NJ
As of Oct '25, the median home price in East Brunswick, NJ is $616,000, with a year-over-year change of 4.3%. This indicates that home prices in East Brunswick, NJ are increasing. According to Zillow, the 1-year price projection is 1.6%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $616,000 | 4.3% |
| Single Family | $672,000 | 3.7% |
| Condos | $359,000 | 1.1% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $258,000 | 2.0% |
2 Bed | $388,000 | 2.4% |
3 Bed | $576,000 | 4.2% |
4 Bed | $769,000 | 3.9% |
| 5 Bed | $941,000 | 2.4% |
% of Housing Stock
Rental Trends — East Brunswick, NJ
As of July '25, Rentcast reports the average rent in East Brunswick, NJ is $2,750, with a year-over-year rent change of 1.9%. Per bedroom, the median rent as of July '25 in East Brunswick, NJ is studios: $2,040, 1-bedrooms: $2,070, 2-bedrooms: $2,680, 3-bedrooms: $3,330, 4-bedrooms: $4,010. The most common rental property sizes in East Brunswick, NJ are 1-bedroom and 2-bedroom, accounting for 38.7% and 35.8% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,650 | $2,750 |
| Studio Rent | $2,040 | $2,040 |
| 1 Bed Rent | $2,000 | $2,070 |
| 2 Bed Rent | $2,700 | $2,680 |
| 3 Bed Rent | $3,300 | $3,330 |
| 4 Bed Rent | $4,000 | $4,010 |
% of Rental Stock
Property Listings — East Brunswick, NJ
As of Oct '25, Realtor.com reports that the median days on market for a home in East Brunswick, NJ is 44. This is a increase of 24.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 15.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $625,000 | -1.0% |
Listing Count | 161 | 10.0% |
| Listings as % of Homes | 0.6% | 10.0% |
Days on Market | 44 | 24.0% |
Demographics — East Brunswick, NJ
As of the latest ACS Survey released in 2023, East Brunswick, NJ has a population of 49,000, which has increased by 4.9% over the past 5 years. East Brunswick, NJ is a moderately popular place for families, as children make up 24.6% of the population. The area has a highly educated workforce, with 57.9% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 23.2% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 49,000 | 4.9% |
% Under 18 | 24.6% | 17.7% |
% Seniors | 16.3% | -3.0% |
% WFH | 23.2% | 231.4% |
% w/ College Degree | 57.9% | 6.6% |
As of the latest ACS Survey released in 2023, East Brunswick, NJ is a predominantly white area, with 48.3% of the population identifying as white. The white population has shrunk by 19.4% in the last 5 years. The second most common race or ethnicity in East Brunswick, NJ is asian, making up 29.4% of the population. Foreign-born residents account for 33.5% of the population in East Brunswick, NJ, and this percentage has increased by 0.6% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 48.3% | -19.4% |
% Black | 5.5% | 52.8% |
% Hispanic | 12.7% | 38.0% |
% Asian | 29.4% | 15.7% |
% Foreign Born | 33.5% | 0.6% |
Mortgage and Risk — East Brunswick, NJ
According to HUD data as of 2023, there were 723 mortgage originations in East Brunswick, NJ, of which 92.0% of loans were conventional mortgages. The average loan-to-value was 67.0%, with 18.0% above 90% LTV (elevated). This implies medium mortgage risk in East Brunswick, NJ. Investor activity is low, as 1.0% of loans were by investors. 8.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 723 |
% Conventional Loans | 92.0% |
% Government Loans | 8.0% |
% Investor Loans | 1.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 8.0% |
Loan Activity
Rentals and Section 8 — East Brunswick, NJ
As of 2024, the percent of homes in East Brunswick, NJ under the Section 8 program is 6.1%. 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. In East Brunswick, NJ, none of the tracked home sizes currently have HUD payment amounts above market rent, suggesting limited Section 8 opportunity.
Section 8 Market Size
Total Units under HUD | 243 |
Total Units Section 8 | 204 |
% Rentals under Section 8 | 6.1% |
% Occupied Section 8 | 97.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$140 | $2,000 | $1,860 |
| 2 Bedroom | -$360 | $2,700 | $2,340 |
| 3 Bedroom | -$480 | $3,300 | $2,820 |
| 4 Bedroom | -$900 | $4,000 | $3,100 |
Affordability — East Brunswick, NJ
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.5 |
| Median Home Price | $616,000 |
| Median Household Income | $142,000 |