10 Affordable Housing in New Jersey for Low-Income Residents

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NJHMFA • HUD • DCA • NLIHC Verified — March 2026

A plain-language guide to every major affordable housing program in the Garden State — with verified income limits, phone numbers, application steps, and honest answers about what the waiting lists actually look like right now. Free to use. Always in your corner.

💡 10 Things Every Low-Income New Jerseyan Should Know About Affordable Housing

New Jersey has one of the most severe affordable housing shortages in the United States. According to the National Low Income Housing Coalition’s 2025 data, there are only 30 affordable rental homes available for every 100 extremely low-income households in the state — a deficit of more than 217,000 units. A full-time worker needs to earn $39.99 per hour — nearly $83,000 per year — just to afford a two-bedroom apartment at fair market rent. For seniors on fixed incomes, the math is even harder. The good news: a layered system of federal, state, and local programs exists specifically to bridge this gap. Here is what you need to know right now to access it.

1
How bad is the affordable housing shortage in New Jersey, really? Extremely severe. There are only 30 affordable homes for every 100 extremely low-income households — a deficit of 217,640 units, per NLIHC 2025.
The National Low Income Housing Coalition’s 2025 New Jersey Housing Profile documents a shortage of 217,640 affordable and available rental homes for the state’s 301,079 extremely low-income renter households. These are households earning at or below 30% of the Area Median Income or the federal poverty guideline. In practical terms: median monthly rents exceed $2,200 in many NJ urban areas (per Affordable Housing Hub, December 2025), and to afford a modest two-bedroom at HUD’s Fair Market Rent, a household would need annual income of $83,173. The NLIHC calculates NJ’s “housing wage” for a two-bedroom at $39.99 per hour — more than double the state minimum wage. Seniors and people with disabilities, living on fixed incomes that do not rise with rents, are the most severely affected population.
2
What is Section 8 and how does it work in New Jersey? Section 8 (Housing Choice Voucher) pays the difference between 30% of your income and the fair market rent, allowing you to rent any qualifying private apartment. NJ has over 80,000 vouchers administered by approximately 100 local housing authorities.
The Housing Choice Voucher (HCV) program, commonly called Section 8, is the largest federal rental assistance program in New Jersey. When you receive a voucher, you pay 30% of your monthly income toward rent; the housing authority pays the rest directly to your landlord, up to a payment standard based on local Fair Market Rents set annually by HUD. Vouchers are tenant-based and portable — they go with you, not with the building. The NJ Department of Community Affairs (DCA) administers the statewide program, and approximately 100 local public housing authorities (PHAs) manage their own programs. Eligibility requires income at or below 80% of Area Median Income, though most vouchers go to households at 30% AMI or below. New Jersey has over 80,000 Section 8 vouchers in circulation, per the NJ government’s affordable housing guide. Contact the DCA Division of Housing at (609) 633-6258 or your local PHA to apply.
3
Are Section 8 waiting lists open right now in New Jersey? As of early 2026, very few lists are open. AffordableHousingOnline.com tracked only 2 open Section 8 waiting lists in NJ as of January 6, 2026. Most housing authorities are closed or have no open date announced.
The reality of Section 8 in New Jersey is that demand vastly outpaces supply. As of January 6, 2026, only 2 waiting lists were accepting applications statewide, per AffordableHousingOnline.com. Many housing authorities — including Hoboken, Asbury Park, Woodbridge, and Englewood — have closed lists with no scheduled reopening. Wait times when lists do open range from several months to multiple years. The most important strategy is to apply to every open list simultaneously, including lists in neighboring counties where you would be willing to relocate. Waiting list preferences for seniors age 62+, people with disabilities, homeless persons, and veterans can significantly shorten your wait at many PHAs. Check AffordableHousingOnline.com weekly for new openings. Register for alerts at your local PHA so you are notified the moment a list reopens.
4
What are the income limits for affordable housing in New Jersey? Income limits vary by county, program, and household size. Most programs target households earning below 80% AMI (“low income”), 50% AMI (“very low income”), or 30% AMI (“extremely low income”).
New Jersey uses both HUD-published Area Median Income limits (which vary by county and metropolitan area) and state-published UHAC limits issued by NJHMFA (last updated May 16, 2025 per NJHMFA). NJ is divided into 6 housing regions with different income thresholds. As a general guide, an individual household is considered “low income” at incomes below 80% AMI, “very low income” at 50% AMI, and “extremely low income” at 30% AMI. The specific dollar thresholds vary significantly by county — income limits in Bergen, Essex, and Hudson counties (higher-cost areas) are substantially higher than in Cumberland or Salem counties. Find your county’s current limits at the NJ Housing Resource Center (nj.gov/njhrc) or by calling NJHMFA at 1-800-NJ-HOUSE (1-800-654-6873).
5
Is there senior-specific affordable housing in New Jersey? Yes — HUD Section 202 Supportive Housing provides subsidized apartments with supportive services exclusively for seniors age 62 and older with very low incomes. LIHTC senior developments and public housing senior preferences also exist statewide.
HUD Section 202 is the premier federal program for senior affordable housing. These are apartment complexes specifically for adults age 62 and older who earn at or below 50% of the Area Median Income. Rents are typically capped at 30% of the resident’s adjusted income, often resulting in extremely low monthly payments. Many Section 202 properties include supportive services such as transportation coordination, wellness programs, and on-site service coordinators. To find Section 202 properties in New Jersey, use the HUD Resource Locator at resources.hud.gov and select “Find Affordable Elderly and Special Needs Housing.” Each property manages its own waiting list, so apply directly to the property management office. Additionally, many local public housing authorities grant priority preferences to seniors and people with disabilities — ask your local PHA about preference categories when you apply.
6
What is the “Mount Laurel” affordable housing obligation and how does it help me? Mount Laurel is a New Jersey Supreme Court doctrine requiring every municipality to provide its fair share of affordable housing for low- and moderate-income households. This has created tens of thousands of income-restricted units in every county.
The Mount Laurel doctrine, established by the NJ Supreme Court and reinforced through decades of litigation, is unique to New Jersey and has produced more than 60,000 affordable housing units that would not otherwise exist. Under Mount Laurel, municipalities must affirmatively provide a proportional share of the region’s affordable housing need. These units are scattered across 564 NJ municipalities — not concentrated only in poorer communities. Low-income households (up to 50% of county Median Family Income) and moderate-income households (50%–80% of county MFI) both qualify for Mount Laurel units. Units may be for rent or for sale. To search for available Mount Laurel units near you, use the NJ Housing Resource Center at nj.gov/njhrc or contact your county’s affordable housing administrative agent. CGP&H (609-664-2769) and Piazza & Associates administer more than 2,000 and hundreds of units, respectively, across dozens of municipalities.
7
Does New Jersey have a down payment assistance program for low-income first-time homebuyers? Yes — NJHMFA offers up to $15,000 in forgivable down payment assistance (DPA) for qualifying first-time buyers, and up to $22,000 total for first-generation homebuyers through its Smart Start Plus program.
The NJHMFA Down Payment Assistance Program (DPA) provides up to $15,000 as an interest-free, five-year forgivable second loan with no monthly payment — meaning if you stay in the home for five years, the entire amount is forgiven. This must be paired with an NJHMFA first mortgage loan. The First Generation DPA adds an additional $7,000 for buyers who are the first in their family to own a home, bringing the total to $17,000–$22,000 depending on county. Income and purchase price limits apply and vary by county. In its FY2025 budget discussion, NJHMFA reported the program now accounts for approximately 4% of all home purchases and 12% of all FHA purchases in New Jersey, serving about 2,980 families annually. Find a participating lender at nj.gov/dca/hmfa/consumers/homebuyers/ or call NJHMFA at (609) 278-7400.
8
What is the SRAP program in New Jersey and who qualifies? The State Rental Assistance Program (SRAP) is a New Jersey-funded rental voucher program similar to Section 8, designed for households not served by federal HCV programs — including non-elderly disabled adults transitioning from institutions.
SRAP is administered by the NJ DCA and provides state-funded rental subsidies to low-income households, including those with disabilities transitioning from psychiatric hospitals, group homes, or other institutions. There are several voucher types under SRAP’s umbrella, including NED (Non-Elderly Disabled), NED-2, and VASH (Veterans Affairs Supportive Housing). Like the federal HCV program, SRAP vouchers cap the tenant’s share of rent at 30% of income. These programs are critical for adults with serious disabilities who may not qualify for standard HCV vouchers due to timing or priority rules. Access to SRAP is typically coordinated through county social service agencies or community mental health providers. Contact the NJ DCA at (609) 292-4080 or dial 2-1-1 to be connected to the appropriate county resource for SRAP applications.
9
Are there nonprofit or free housing counselors in New Jersey who can help me navigate the system? Yes — HUD-approved housing counseling agencies in NJ provide free guidance on affordable housing searches, applications, budgeting, and foreclosure prevention. NJHMFA also offers free foreclosure mediation counseling through its FMAP program.
Navigating New Jersey’s complex affordable housing system is genuinely difficult, and free expert help is available. HUD-approved housing counseling agencies throughout NJ provide no-cost guidance on searching for affordable units, completing applications, understanding your rights, and accessing rental assistance. To find a HUD-approved counselor near you, call (800) 569-4287 or use the HUD counselor locator at hud.gov/findacounselor. NJHMFA has expanded its Foreclosure Mediation Assistance Program (FMAP) to include pre-foreclosure counseling — free budget repair, action planning, and lender negotiation services for homeowners at risk. Legal Services of New Jersey at (888) 576-5529 provides free legal representation for low-income households facing housing discrimination, unlawful eviction, or denial of housing benefits. Dial 2-1-1 for immediate connection to local housing resources in any county 24 hours a day.
10
Where is the single best place to start searching for affordable housing in New Jersey right now? The NJ Housing Resource Center at nj.gov/njhrc — a free searchable database of affordable, subsidized, and market-rate units statewide, maintained by NJHMFA. Pair it with a call to 1-800-NJ-HOUSE (1-800-654-6873).
The New Jersey Housing Resource Center (NJHRC) at nj.gov/njhrc is the official state database of affordable housing. Maintained by NJHMFA, it lists thousands of income-restricted rental units, subsidized properties, and affordable homeownership opportunities across all 21 counties. You can search by county, city, bedroom size, accessibility features, and income level. The search is free with no registration required. Pair your search with a call to NJHMFA at 1-800-NJ-HOUSE (1-800-654-6873), where counselors can guide you to properties matching your income and household size. For emergency housing needs, dial 2-1-1 to reach NJ 211, which operates 24/7 and connects callers to emergency shelter, rapid rehousing programs, and county social service offices.

Sources: NLIHC 2025 NJ Housing Profile (nlihc.org/sites/default/files/SHP_NJ.pdf) (217,640 unit shortage; 301,079 ELI renter households; 30 affordable per 100 ELI); NLIHC Out of Reach 2025 NJ (hcdnnj.org/oor; $39.99/hr housing wage; $83,173 annual income for 2BR FMR); AffordableHousingHub.org Dec 2025 ($2,200+ median rents NJ urban); AffordableHousingOnline.com Jan 6 2026 (2 open waiting lists; 106 PHAs; 10.4% larger programs); NJ.gov/dca/divisions/dhcr (80% AMI eligibility; 80,000+ Section 8 vouchers; 100 PHAs; 609-633-6258); NJ.gov/ooie/ichoose/housing (SRAP, NED, NED-2, VASH programs; DCA 609-292-4080); tenant-rights.com Feb-Mar 2026 (Section 202 age 62+; 50% AMI; HUD Resource Locator); NJ.gov/dca codes/publications/guide (Mount Laurel doctrine; 50%-80% MFI limits; 564 municipalities); NJHMFA Homebuyers nj.gov/dca/hmfa/consumers/homebuyers (DPA $15,000 forgivable 5-year; First-Gen $7,000 additional = $17,000-$22,000; 4% all NJ purchases; 12% FHA; 2,980 families; 609-278-7400); NJ Budget FY2026 discussion points (AHPF 4,522 new units; $397.4M SLFRF; $41.9M AHTF FY2024); NJHMFA Feb 17 2026 ($100M tax credit auction); CGP&H (609-664-2769; 2,000+ units 30 municipalities); HUD.gov/states/new-jersey (Section 202; 800-569-4287); NJ.gov/njhrc (NJHMFA free search); Legal Services NJ (888-576-5529)

🏆 10 New Jersey Affordable Housing Programs — Verified March 2026

⚠️ Income Limits and Waiting List Status Change Frequently — Always Verify

All income limits, program rules, and contact details are verified from official NJ state and federal government sources as of March 2026. Income limits are updated annually by HUD (typically April) and NJHMFA (typically May). Waiting lists open and close without advance notice in many cases. Always check nj.gov/njhrc and contact your local housing authority directly for current status before applying. NJ county-specific income limits vary significantly from statewide averages.

Most Widely Used — Best for Renting Anywhere in NJ

Section 8 Housing Choice Voucher (HCV) Program

🏛️ HUD Federal Program — Administered by ~100 NJ Local PHAs & NJDCA

💰 Income: Up to 80% AMI • Priority: 30% AMI households • NJ Phone: (609) 633-6258

✅ Pay 30% of income toward rent; HCV pays rest

✅ Use in any private apartment meeting standards

✅ Voucher is portable — moves with you

✅ 80,000+ vouchers in circulation statewide

✅ Senior, disability, veteran, homeless preferences

✅ ~100 local Public Housing Authorities in NJ

⚠️ Most waiting lists closed; only 2 open Jan 2026

⚠️ Wait times range from months to multiple years

The Housing Choice Voucher Program is the largest and most flexible rental assistance program available in New Jersey. With a HCV, you are not limited to a specific apartment building — you can rent any privately owned unit that passes an HUD Housing Quality Standards inspection and where the landlord agrees to participate. The housing authority pays the difference between 30% of your adjusted monthly income and the local payment standard (which is set based on HUD Fair Market Rents and can exceed them). New Jersey currently has over 80,000 HCV vouchers administered through approximately 100 local PHAs plus the state DCA. The critical challenge is access: as of January 6, 2026, only 2 of NJ’s housing authority waiting lists were actively accepting applications. Apply to every open list immediately and simultaneously — use AffordableHousingOnline.com and contact each PHA in your county and adjacent counties. Priority preferences for seniors 62+, disabled persons, veterans, and homeless families are honored at most NJ PHAs and meaningfully reduce wait times. Update your contact information with every list you are on every time you move or change your phone number, or you risk losing your position.

📞 NJ DCA HCV Office: (609) 633-6258
🌐 Find your local PHA: nj.gov/dca/divisions/dhcr/offices/income.html
🌐 Check open waiting lists: AffordableHousingOnline.com

80,000+ Vouchers Statewide 30% of Income Toward Rent Portable — Moves With You Senior & Disability Preferences Most Lists Closed

Best Starting Point to Search All Affordable Units

NJ Housing Resource Center & LIHTC Units

🌐 NJHMFA — Free Searchable Database • All 21 Counties

💰 Income: Varies by property (30%–80% AMI) • Phone: 1-800-654-6873 (1-800-NJ-HOUSE)

✅ Search thousands of income-restricted units

✅ Filter by county, bedrooms, income level

✅ Includes LIHTC, public housing, Section 8

✅ Free — no registration required

✅ Lists senior, disability, family properties

✅ Updated by NJHMFA in real time

✅ Shows accessible units for mobility needs

✅ Developers must list units per UHAC rules

The NJ Housing Resource Center (NJHRC) at nj.gov/njhrc is the official state portal for affordable housing search and is operated by the NJ Housing and Mortgage Finance Agency. It is the single best starting point for any New Jersey resident seeking affordable housing. The database lists both rental and for-sale units across all categories: LIHTC tax credit properties, public housing, Section 8 project-based units, Mount Laurel compliance units, senior-designated housing, and accessible units for people with disabilities. Low-Income Housing Tax Credit (LIHTC) properties are privately owned but have rent and income restrictions that keep units affordable for households typically earning 30%–60% AMI. These properties manage their own waiting lists and accept applications independently — you do not apply to a central system. Using the NJHRC to identify properties in your target area, then contacting each property management office directly, is the most efficient approach. On February 17, 2026, NJHMFA announced an auction of $100 million in state tax credits to support new affordable and workforce housing production, indicating continued pipeline growth.

📞 NJHMFA: 1-800-NJ-HOUSE = 1-800-654-6873 • (609) 278-7400
🌐 Housing Resource Center: nj.gov/njhrc
🌐 HUD NJ resources: hud.gov/states/new-jersey

Official State Database Free Search — No Login LIHTC + Section 8 + Public Housing All 21 Counties Accessibility Filters

Best for Deeply Subsidized Rent at 30% AMI

Public Housing — NJ Public Housing Authorities

🏛️ HUD-Funded — ~100 Local NJ Public Housing Authorities

💰 Income: Generally 30%–80% AMI • Priority: Lowest incomes, homeless, seniors, veterans

✅ Rent set at 30% of adjusted monthly income

✅ Utilities often included or subsidized

✅ Federal program — stable funding

✅ Priority for very low-income households

✅ Locally-owned and operated buildings

✅ Senior and family developments available

⚠️ Waiting lists often closed for 1–5+ years

⚠️ Local preference rules favor same-community applicants

Public housing in New Jersey consists of approximately 100 Public Housing Authorities (PHAs) that own and operate income-restricted apartment complexes funded by HUD. Unlike the voucher program, public housing means you live in a specific building owned by the housing authority. Rents in public housing are calculated at 30% of the household’s adjusted monthly income, making them among the most affordable housing options available — a household earning $800/month in Social Security income would pay approximately $240/month in rent. Many NJ PHAs operate separate senior-designated buildings or floors with additional services. The major challenge is demand: waiting lists often span years, and most PHAs require you to live or work in the municipality they serve, creating a local preference that can be both a barrier (if you live outside) and an advantage (if you live locally). Apply to every PHA in your county, not just the one nearest to you. A list of all NJ PHAs is published by the NJ government at nj.gov/dca/codes/publications/guide.shtml.

📞 NJ DCA: (609) 292-4080
🌐 All NJ PHAs directory: nj.gov/dca/codes/publications/guide.shtml (Appendix A)
🌐 HUD NJ office: hud.gov/states/new-jersey

Rent = 30% of Income HUD-Funded Buildings Local Preference Rules Senior Developments Available Long Waiting Lists

Best Affordable Housing for Seniors Age 62+

HUD Section 202 — Supportive Housing for the Elderly

🧓 HUD Federal Program — Age 62+ • Very Low Income (50% AMI)

🧓 Age: 62 or older • Income: At or below 50% AMI • Rents capped at ~30% of income

✅ Apartments exclusively for seniors age 62+

✅ Rent capped at 30% of adjusted income

✅ On-site service coordinators at many properties

✅ Transportation coordination & wellness programs

✅ Accessibility features for mobility needs

✅ Apply directly to each property management office

✅ HUD Resource Locator finds NJ properties

⚠️ HUD does not maintain centralized waiting lists

Section 202 Supportive Housing for the Elderly is the only federal program designed exclusively for senior housing. In New Jersey, dozens of Section 202 developments provide subsidized apartments to seniors age 62 and older earning at or below 50% of the Area Median Income. Monthly rents are calculated at approximately 30% of adjusted income, creating genuinely affordable payments for seniors on Social Security, SSI, or modest pensions. Many Section 202 properties in NJ include on-site service coordinators who help residents access healthcare, transportation, meals, and benefits enrollment — services that are especially valuable for seniors aging in place. Section 811, the companion program for adults with disabilities, operates under similar rules and is available to non-elderly adults with disabilities of any age. To locate Section 202 and 811 properties in New Jersey, use the HUD Resource Locator at resources.hud.gov — select “Find Affordable Elderly and Special Needs Housing.” HUD does not maintain waiting lists centrally; contact each property directly. Apply to multiple properties simultaneously and update your information regularly.

📞 HUD Resource Locator: Use online at resources.hud.gov
📞 HUD NJ Field Office: (973) 622-7900
🌐 Find Section 202/811 properties: resources.hud.gov (Elderly/Disability option)

Age 62+ Only 50% AMI Income Limit Rent 30% of Income On-Site Service Coordinators Accessibility Features Apply Direct to Properties

Unique to NJ — Affordable Units in Every Municipality

Mount Laurel Affordable Housing — Municipal Obligation Units

⚖️ NJ Supreme Court Doctrine — Enforced in All 564 NJ Municipalities

💰 Low income: Up to 50% county MFI • Moderate income: 50%–80% county MFI • Rent or for-sale

✅ Units in all 564 NJ municipalities

✅ Scattered throughout NJ — not just urban areas

✅ Rental AND for-sale affordable units available

✅ Random lottery often used for unit assignment

✅ Affirmatively marketed per UHAC regulations

✅ Administrative agents handle applications

✅ 60,000+ units produced statewide since 1980s

⚠️ Must watch for local lottery announcements

Mount Laurel affordable housing is one of the most distinctive and impactful features of New Jersey’s housing landscape. Following landmark NJ Supreme Court rulings in 1975 and 1983, every municipality in the state is constitutionally required to zone for and permit its fair share of the region’s affordable housing need. This has produced more than 60,000 income-restricted units spread across all 21 counties — including affluent suburbs where affordable housing would not otherwise exist. Units serve both low-income households (earning up to 50% of the county Median Family Income) and moderate-income households (50%–80% of county MFI). When affordable units are available, they are typically marketed through random selection lotteries advertised in local newspapers, on municipal websites, and through administrative agents. Watch for announcements from CGP&H at affordablehomesnewjersey.com (609-664-2769) and Piazza & Associates (piazzanj.com), two of the largest affordable housing administrative agents in NJ, each of whom regularly opens waiting lists for units across dozens of municipalities. The NJHRC also lists upcoming lottery opportunities.

📞 CGP&H (administrative agent): (609) 664-2769 • affordablehomesnewjersey.com
📞 Piazza & Associates: piazzanj.com (check for open lotteries)
🌐 Search units: nj.gov/njhrc

All 564 NJ Municipalities Low & Moderate Income Rent & For-Sale Units Random Lottery Selection Unique to NJ 60,000+ Units Produced

Best for Low-Income First-Time Homebuyers

NJHMFA Down Payment Assistance (DPA) & Smart Start Plus

🏠 NJ Housing & Mortgage Finance Agency — All NJ Counties

💰 Standard DPA: Up to $15,000 • First-Gen: Up to $22,000 • Income and purchase price limits apply by county

✅ Up to $15,000 down payment and closing costs

✅ Interest-free, 5-year forgivable second loan

✅ No monthly DPA payment required

✅ First-Gen buyers: Up to $22,000 total

✅ Must pair with NJHMFA first mortgage

✅ Works on FHA, VA, and USDA loan types

✅ Serves ~2,980 NJ families annually

✅ Available in all 21 counties

The NJHMFA Down Payment Assistance Program is the most widely used affordable homeownership program in New Jersey, now accounting for approximately 4% of all home purchases and 12% of FHA purchases in the state. The DPA provides up to $15,000 structured as an interest-free second loan that is fully forgiven after five years of occupancy — no monthly payments, no interest charges. If you are also a first-generation homebuyer (neither you nor your parents currently own residential property), the Smart Start Plus program adds an additional $7,000, bringing total assistance to $17,000–$22,000 depending on county. This program must be paired with an NJHMFA first mortgage through a participating lender, which provides a competitive 30-year fixed-rate loan. Income limits and home purchase price caps vary by county. In FY2025, NJHMFA reported annual growth of 10.2% in program participation, indicating it remains active and funded. Contact an NJHMFA participating lender at nj.gov/dca/hmfa/consumers/homebuyers or call (609) 278-7400 to learn current limits for your county.

📞 NJHMFA: (609) 278-7400 • 1-800-654-6873
🌐 Find a participating lender: nj.gov/dca/hmfa/consumers/homebuyers
🌐 Program info in Spanish available at NJHMFA website

$15,000 Forgivable Loan First-Gen $22,000 Total No Monthly DPA Payment All 21 NJ Counties FHA / VA / USDA Compatible

Best for Adults with Disabilities Transitioning from Institutions

SRAP, NED, & Specialty Voucher Programs — NJ State Rental Assistance

🏛️ NJ DCA / Division of Developmental Disabilities — State-Funded

💰 Income: Low-income households • Access: Through county social services or DDD • Phone: (609) 292-4080

✅ State-funded rental subsidies (not federal)

✅ SRAP: General low-income rental assistance

✅ NED: Non-Elderly Disabled adults

✅ NED-2: Transitioning from institutions

✅ VASH: Veterans + VA supportive services

✅ Tenant pays 30% of income toward rent

✅ Access through county DHS or mental health providers

⚠️ Not available through standard PHA applications

New Jersey’s State Rental Assistance Program (SRAP) and its allied specialty voucher programs serve populations that may not access federal housing assistance due to program gaps or institutional status. SRAP provides state-funded rental subsidies for low-income households, with participants paying 30% of their income toward rent. The NED (Non-Elderly Disabled) vouchers assist adults with physical or developmental disabilities who are not elderly — a population often excluded from senior housing. NED-2 vouchers are specifically designed for individuals transitioning from psychiatric hospitals, group homes, or similar facilities into community living. Veterans can access VASH (Veterans Affairs Supportive Housing) vouchers, which pair rental assistance with case management services from the VA. These programs are accessed through different channels than standard Section 8 applications: NED and SRAP are often coordinated through county Boards of Social Services, community mental health centers, or the NJ Division of Developmental Disabilities. Dial 2-1-1 to be connected to the specific SRAP coordinator in your county, or contact the NJ DCA directly at (609) 292-4080.

📞 NJ DCA: (609) 292-4080
📞 NJ Division of Developmental Disabilities: (800) 832-9173
🌐 County resources: Dial 2-1-1 (24/7)

Non-Elderly Disabled (NED) Institutional Transition (NED-2) Veterans VASH Vouchers State-Funded (Not Federal) 30% of Income Toward Rent

Best for Homeowners at Risk of Losing Their Home

NJHMFA Foreclosure Mediation Assistance Program (FMAP)

🏠 NJ Housing & Mortgage Finance Agency — Free Counseling Statewide

✅ Income: No limit for counseling • Cost: Free • Phone: (609) 278-7400

✅ Free pre-foreclosure counseling by HUD-certified counselors

✅ Budget repair and financial action planning

✅ Negotiation with lenders and servicers

✅ Advocacy in NJ foreclosure mediation process

✅ Information on federal and local assistance

✅ Legal Services NJ referral if needed: 888-576-5529

✅ Available statewide through NJHMFA

⚠️ Expanded in 2025 to include pre-foreclosure

NJHMFA recently expanded its Foreclosure Mediation Assistance Program to include pre-foreclosure counseling, allowing homeowners to get help before they receive a formal foreclosure notice. HUD-certified housing counselors provide free assessments covering your current mortgage situation, budget, income, and options. The service includes active negotiation with your mortgage servicer to explore forbearance, loan modification, repayment plans, and refinancing options. If foreclosure proceedings have already begun, NJHMFA advocates on your behalf in the NJ foreclosure mediation process, which is available in all New Jersey counties. This is particularly important for seniors who may have taken out reverse mortgages or who are behind on property taxes — both situations that can trigger foreclosure proceedings. Legal Services of New Jersey at (888) 576-5529 provides free legal representation for low-income homeowners in foreclosure and can work alongside FMAP counselors. Never pay a private company for foreclosure help before exhausting these free options.

📞 NJHMFA FMAP: (609) 278-7400
📞 Legal Services NJ: (888) 576-5529 (free legal help for low-income)
🌐 HUD counselors: (800) 569-4287 • hud.gov/findacounselor

Free Foreclosure Counseling Pre-Foreclosure Help HUD-Certified Counselors NJ Mediation Advocacy Legal Services NJ Referrals

Best for Low-Income Renters in Rural NJ Counties

USDA Rural Development Multifamily & Section 515 Housing

🌿 USDA Rural Development — Rural and Small-Town NJ Communities

💰 Income: Very low and low income • Location: Rural/small-town NJ • Phone: (856) 787-7700 (NJ USDA RD)

✅ Subsidized rental housing in rural NJ communities

✅ Section 515 low-interest loans for properties

✅ Section 521 Rental Assistance: tenants pay ~30% income

✅ Serves elderly, disabled, families, farmworkers

✅ Properties in Cumberland, Salem, Sussex, Warren

✅ Search at apartments.sc.egov.usda.gov

⚠️ Only applies to eligible rural/small-town areas

✅ Apply directly to property management office

USDA Rural Development runs a separate affordable housing track for New Jersey’s rural counties and small towns. While most attention focuses on urban NJ housing programs, the USDA Section 515 multifamily program funds subsidized apartment buildings in communities like those found in Cumberland, Salem, Sussex, and Warren counties, as well as parts of Ocean, Atlantic, and Gloucester counties. The Section 521 Rental Assistance program provides payments to property owners on behalf of tenants, capping the tenant’s share at approximately 30% of income — the same structure as Section 8. Properties serve elderly adults, people with disabilities, low-income families, and domestic farm laborers. NJ HUD specifically notes USDA Rural Development Multifamily Housing as a key resource for rural residents. To search for USDA-funded rental properties in NJ, use the USDA apartment locator at apartments.sc.egov.usda.gov and enter your New Jersey county. Contact the NJ USDA Rural Development office at (856) 787-7700 for guidance on eligibility and available properties.

📞 NJ USDA Rural Development: (856) 787-7700
🌐 Find USDA rural rentals: apartments.sc.egov.usda.gov
🌐 USDA NJ RD office: rd.usda.gov/nj

Rural NJ Counties Section 515 Subsidized Housing Tenant Pays ~30% Income Seniors & Disabled Eligible Cumberland, Salem, Sussex

Best for Emergency Housing Help & Immediate Connection

NJ 2-1-1, Legal Services NJ & Emergency Housing Resources

☎️ Statewide — Free • Multilingual • 24/7 for Emergencies

✅ Free to all NJ residents • No income limit to use • Available 24/7 by phone

✅ Dial 2-1-1: 24/7 housing crisis hotline

✅ Emergency shelter and rapid rehousing referrals

✅ County-specific housing program connections

✅ Legal Services NJ: Free housing legal help

✅ Eviction defense and discrimination cases

✅ Available in Spanish and other languages

✅ NJ Division on Civil Rights: housing complaints

✅ HUD-approved housing counselors statewide

When you need help right now — facing eviction, at risk of homelessness, or unsure where to start — three resources are your immediate priority. Dial 2-1-1: NJ 211 operates 24 hours a day, 7 days a week and connects you to every county-level housing resource in New Jersey, including emergency shelter, rapid rehousing programs, utility assistance, and food banks. It is multilingual and completely free. Legal Services of New Jersey at (888) 576-5529 provides free legal representation to low-income NJ residents facing housing-related legal problems: unlawful evictions, code violations landlords refuse to fix, housing discrimination, denial of housing assistance benefits, and foreclosure. You do not need to pay anything. NJ Division on Civil Rights handles complaints of housing discrimination based on race, religion, disability, source of income (including Section 8 vouchers), age, familial status, and other protected classes — discrimination that remains common in NJ’s tight housing market. File complaints at nj.gov/oag/dcr. HUD-approved housing counselors can also be reached via (800) 569-4287 for guidance on any housing problem at no cost.

📞 NJ 211: Dial 2-1-1 — 24/7, multilingual
📞 Legal Services NJ: (888) 576-5529 — Free legal help
📞 HUD Housing Counselors: (800) 569-4287 • hud.gov/findacounselor

Dial 2-1-1 — 24/7 Free Legal Services NJ Eviction & Discrimination Help Emergency Shelter Referrals Multilingual Services HUD Counselors Available

Sources: NJ.gov/dca/divisions/dhcr (Section 8 HCV; 80,000+ vouchers; 100 PHAs; 80% AMI; 609-633-6258); NJ.gov/njhrc / NJHMFA (NJHRC free search; 1-800-654-6873; nj.gov/njhrc); NJ.gov/dca/codes/publications/guide (100 PHAs; PHA list appendix; Mount Laurel doctrine; 50%-80% MFI; public housing 30% income rent); HUD.gov/states/new-jersey (Section 202 age 62+ 50% AMI; Section 811 disability; resources.hud.gov locator; 800-569-4287; 973-622-7900); NLIHC 2025 NJ Profile (nlihc.org/sites/default/files/SHP_NJ.pdf; 60,000+ Mount Laurel units); NJ.gov/dca/hmfa/consumers/homebuyers (DPA $15,000 forgivable; First-Gen $7,000 extra = $17K-$22K; 30-year fixed rate; FHA/VA/USDA; income/purchase price limits by county; 609-278-7400); NJ Budget FY2026 DCA discussion points (DPA 4% all NJ purchases; 12% FHA; 2,980 families; 10.2% annual growth); NJHMFA Feb 17 2026 press release ($100M tax credit auction for affordable/workforce housing); affordablehomesnewjersey.com CGP&H (609-664-2769; 2,000+ units 30 municipalities); piazzanj.com (Piazza Associates; regional income limits; 6 NJ regions); AffordableHousingOnline.com Jan 6 2026 (2 open Section 8 waiting lists; 106 PHAs; months to years wait times); NJ.gov/dca/divisions/dhcr (NED, NED-2, SRAP, VASH voucher descriptions; 609-292-4080); NJ Div Developmental Disabilities 800-832-9173; NJ.gov/njhrc (FMAP expanded pre-foreclosure counseling; 609-278-7400); Legal Services NJ lsnj.org (888-576-5529; free legal housing); USDA RD NJ (856-787-7700; apartments.sc.egov.usda.gov; Section 515/521; rd.usda.gov/nj); NJ 211 (dial 2-1-1; 24/7; multilingual); NJ Div on Civil Rights nj.gov/oag/dcr (source of income, disability, age protections)

📊 New Jersey’s Affordable Housing Crisis — The Numbers

📉 NJ Affordable Unit Deficit

217,640

The shortage of affordable and available rental homes for extremely low-income NJ households, per the NLIHC 2025 NJ Housing Profile. There are only 30 affordable homes per 100 ELI renter households in New Jersey.

💸 NJ “Housing Wage”

$39.99/hr

The hourly wage a full-time worker must earn to afford a modest two-bedroom apartment at HUD’s Fair Market Rent in New Jersey, per NLIHC Out of Reach 2025 — requiring $83,173 annually. NJ’s minimum wage is $15.49/hr.

🏠 New Affordable Units in Pipeline

4,522

New affordable housing units being created through NJHMFA’s Affordable Housing Production Fund using $397.4 million in federal SLFRF dollars paired with Low-Income Housing Tax Credits, per the NJ FY2026 budget discussion points.

📋 Section 8 Open Lists (Jan 2026)

2 of 106

Only 2 out of 106 NJ housing authorities were accepting Section 8 applications as of January 6, 2026, per AffordableHousingOnline.com. Most lists are closed indefinitely. Apply to every open list immediately — check weekly for new openings.

🚨 Critical Reality: NJ’s Housing Shortage Is Getting Worse Before It Gets Better

Three facts every low-income NJ resident must understand before navigating the system:

Waiting lists are not just long — most are completely closed. As of early 2026, only 2 of NJ’s 106 housing authorities were actively accepting Section 8 applications. The solution is to apply simultaneously to every open list in your county and adjacent counties, apply directly to LIHTC properties and Section 202 buildings (which have separate lists), and register for waiting list alerts at AffordableHousingOnline.com and with each PHA you want to be on.
Income limits are higher than you might think — do not self-screen out. Many people assume they earn too much for affordable housing but have never actually verified their eligibility. In high-cost NJ counties like Bergen and Morris, “low income” at 80% AMI can exceed $80,000 for a family of four. A single senior on Social Security of $1,800/month easily qualifies for multiple programs. Check the current income limits at nj.gov/njhrc before assuming you don’t qualify.
Senior and disability preferences are real and meaningful. Most NJ housing authorities honor preferences for seniors age 62+, people with disabilities, homeless individuals, and veterans. Qualifying for a preference category does not guarantee immediate placement, but it meaningfully reduces your position on waiting lists compared to general applicants. Always disclose your preference qualifications when applying.

Sources: NLIHC 2025 NJ (217,640 deficit; 30 per 100 ELI; nlihc.org/sites/default/files/SHP_NJ.pdf); NLIHC Out of Reach 2025 (hcdnnj.org/oor; $39.99/hr; $83,173/yr 2BR FMR); NJ Budget FY2026 DCA discussion (4,522 AHPF units; $397.4M SLFRF); AffordableHousingOnline.com Jan 6 2026 (2 open lists; 106 NJ PHAs); NJ minimum wage 2026 $15.49/hr

📋 NJ Affordable Housing Income Levels at a Glance

Income levels below are general categories used across NJ programs. Exact dollar limits vary by county, household size, and program. All programs use HUD Area Median Income (AMI) or County Median Family Income (MFI) as the basis. Verify your county’s current limits at nj.gov/njhrc or by calling NJHMFA at 1-800-654-6873 before applying.

Income Level	% of AMI	Key Programs	Typical Rent Rule
Extremely Low Income	30% AMI or below	Public Housing, HCV, Section 202, SRAP	Pay 30% of income
Very Low Income	31%–50% AMI	HCV, Section 202/811, LIHTC, USDA	Pay 30% of income
Low Income	51%–80% AMI	LIHTC 60% units, Mount Laurel low, DPA	Restricted rent limits
Moderate Income	81%–120% AMI	Mount Laurel moderate, NJHMFA DPA	Income-restricted price
Section 8 HCV Eligibility	Up to 80% AMI	Housing Choice Vouchers — all NJ PHAs	30% of income
Section 202 Senior	Up to 50% AMI	HUD Supportive Housing for Elderly (age 62+)	30% of income
NJHMFA DPA	Varies by county	First-time homebuyers — income/price limits	Up to $22,000 assistance
USDA Rural Housing	Very low & low	Section 515/521 — rural NJ counties	30% of income

Sources: HUD FY2025 Income Limits (huduser.gov/portal/datasets/il.html; effective Apr 1 2025; county-level AMI thresholds); NJHMFA UHAC 2025 income limits (effective May 16 2025; 6 NJ regions; low income = 50% MFI; moderate = 50%-80% MFI; nj.gov/dca/hmfa/developers/lihtc/compliance/incomelimits.shtml); NJ.gov/dca/codes/publications/guide (80% MFI max for most programs); HUD Section 202/811 (50% AMI income limit; 30% income rent); USDA RD NJ Section 521 (~30% income); NJHMFA DPA county-specific limits (609-278-7400). Note: Alaska and Hawaii income limits differ. All dollar amounts vary by county and household size.

❓ NJ Affordable Housing Questions Answered Plainly

💡 My Landlord Won’t Accept My Section 8 Voucher. Is That Legal in New Jersey?

No. Since 2007, New Jersey law has prohibited landlords from refusing to rent to a tenant solely because they use a Section 8 voucher or other government rental assistance. “Source of income” is a protected class under the New Jersey Law Against Discrimination (LAD). A landlord who advertises “No Section 8” or refuses your application because you hold a voucher is committing illegal housing discrimination under NJ law. To file a complaint, contact the NJ Division on Civil Rights at nj.gov/oag/dcr or call (866) 405-3050. You can also contact Legal Services of New Jersey at (888) 576-5529 for free legal representation. Document the refusal in writing before filing — save emails, texts, or written denial notices. Complaints must be filed within 180 days of the discriminatory act. NJ’s source-of-income protection is stronger than federal law and applies to all rental housing in the state.

💡 How Do I Apply for Affordable Housing in NJ if I Am a Senior Living on Social Security?

Start with three simultaneous steps: Step 1 — Search the NJ Housing Resource Center at nj.gov/njhrc filtered for “senior” housing. Identify all Section 202 and senior-designated LIHTC properties within driving distance of your preferred area. Contact each property management office directly to ask about their waiting list status and application process. Many will let you get on the list even if a specific unit is not currently available. Step 2 — Apply to every PHA in your county and at least one in an adjacent county for public housing and Section 8 vouchers. When you apply, declare all senior, disability, and veteran preference categories you qualify for — these can move you to the front of the list. Step 3 — Contact a SHIP counselor at 1-877-839-2675. SHIP counselors help seniors on Medicare identify not just housing programs but also Medicare Savings Programs, Extra Help for drug costs, and benefits like SNAP and energy assistance that can free up income to cover housing costs while you wait for assistance. Many seniors who cannot afford their current housing would qualify for $3,000–$7,000 in additional annual benefits that are not being claimed.

💡 I Am on a Section 8 Waiting List. How Can I Improve My Chances and Not Lose My Spot?

Three practices are critical once you are on a waiting list. Update your contact information immediately any time it changes. The single most common reason people lose their position is that the housing authority’s letter or email goes to an old address or a disconnected phone number. Update in writing with every PHA whose list you are on whenever you change your address, phone, or email — this alone prevents most placement losses. Respond to every annual or biannual status update request on time, every time. PHAs are required to send periodic letters to confirm you are still interested. Failing to respond by the deadline typically removes you from the list automatically, regardless of how many years you have waited. Treat these letters as your most important mail. Apply to every open list simultaneously — in every county where you would consider living. There is no rule limiting how many NJ housing authority lists you can be on at the same time. Use AffordableHousingOnline.com to monitor new openings and apply within the first week of any list opening — lists frequently fill within days or even hours of opening.

💡 What Is the Difference Between a Project-Based Voucher (PBV) and a Regular Section 8 Voucher?

This distinction is important and often misunderstood. A regular Housing Choice Voucher is “tenant-based” — it belongs to you and moves with you when you leave an apartment. A Project-Based Voucher (PBV) is attached to a specific apartment unit, not to the tenant. When you move out of a PBV unit, the subsidy stays with the apartment and goes to the next tenant. The practical impact: PBV units tend to have more available spots because people cannot take the subsidy with them when they leave, creating natural turnover. PBV units are often easier to access through direct application to the property rather than through a PHA waiting list. However, you are locked into that specific building for the duration of your tenancy. If you are on multiple waiting lists, ask each property and PHA whether available units are tenant-based or project-based — knowing this helps you manage expectations about your options if your situation changes. Both types serve the same income eligibility rules and both cap your rent at 30% of your adjusted income.

💡 Can I Be Rejected from Affordable Housing Because of a Criminal Record or Past Eviction?

Possibly, but NJ rules are more protective than many states. Federal law allows housing authorities to screen applicants based on criminal history, but a 2016 HUD guidance memo — which remains in effect — requires individualized assessments rather than blanket bans. PHAs cannot automatically deny applicants for any criminal conviction without considering the nature of the offense, the time elapsed, and evidence of rehabilitation. Private LIHTC and Mount Laurel properties typically have their own screening policies, but NJ law limits some categorical exclusions. For past evictions: most PHAs and private properties will screen for eviction history from prior federally subsidized housing, particularly for non-payment or lease violations. A past eviction does not automatically disqualify you, but it typically requires explanation. Legal Services NJ at (888) 576-5529 can help you understand your specific situation and challenge a denial if it was based on improper screening. If you receive a denial, you have the right to request a written explanation and, in most cases, the right to an informal hearing or appeal.

💡 I Need Affordable Housing Now — What If I Cannot Wait Years for a Voucher?

Four parallel tracks can work faster than the voucher system. Apply directly to Section 202 senior buildings (if you are 62+) and LIHTC properties through the NJHRC at nj.gov/njhrc — these maintain their own lists and have different wait times than PHAs, often shorter. Look for Mount Laurel lottery announcements from CGP&H (affordablehomesnewjersey.com, 609-664-2769) and Piazza & Associates (piazzanj.com) — new lottery opportunities open regularly across municipalities where even recent applicants can receive a unit. Contact your county Board of Social Services — available through 2-1-1 — about emergency rental assistance programs, transitional housing, and rapid rehousing programs that do not require a waiting list. Apply for SNAP, LIHEAP utility assistance, and Medicare Savings Programs simultaneously through BenefitsCheckUp.org — for a senior or low-income household currently spending more than 30% of income on rent, qualifying for these programs can create the headroom needed to remain housed while waiting for a voucher or unit to become available.

Sources: NJ Law Against Discrimination (NJLAD) source-of-income protection (nj.gov/oag/dcr; NJ Div Civil Rights 866-405-3050; 180-day complaint filing window; effective since 2007); Legal Services NJ (888-576-5529; lsnj.org); HUD 2016 Criminal History Guidance memo (requires individualized assessment; no blanket bans); NJHMFA nj.gov/njhrc (senior property search; filter options); SHIP shiphelp.org (1-877-839-2675; Medicare Savings Programs; Extra Help; $3,000-$7,000 potential annual value NCOA); AffordableHousingOnline.com (waiting list alerts; Jan 2026 status data); CGP&H affordablehomesnewjersey.com (609-664-2769); Piazza Associates piazzanj.com (Mt Laurel lotteries); NJ 2-1-1 (county Boards of Social Services; emergency rental assistance; rapid rehousing); NCOA BenefitsCheckUp.org; HUD PBV guidance (project-based vs tenant-based vouchers; 30% income rule identical)

📍 Find Affordable Housing Resources Near You in NJ

Allow location access when prompted to find the most relevant resources in your area. All resources below serve low- and very-low income residents. No fee to apply for any publicly funded housing program.

Finding housing resources near you…

✅ Five Steps to Access Affordable Housing in New Jersey Right Now

Step 1: Search the NJ Housing Resource Center immediately. Go to nj.gov/njhrc and search for affordable rental units by your county, bedroom size, and income level. This free database covers LIHTC, Section 202, public housing, and Mount Laurel units statewide. Contact the management office of every property that appears to ask about their waiting list and application process. This is often faster than waiting for a Section 8 voucher.
Step 2: Apply to every open Section 8 waiting list — today. Go to AffordableHousingOnline.com and apply to every NJ housing authority waiting list that is currently open. Apply in your county and in at least two adjacent counties where you would be willing to live. Declare all preference categories you qualify for (senior, disabled, veteran, homeless). Set a weekly reminder to check for newly opened lists.
Step 3: Watch for Mount Laurel lottery announcements. Bookmark affordablehomesnewjersey.com (CGP&H, 609-664-2769) and piazzanj.com (Piazza & Associates). These administrative agents regularly open new affordable unit lotteries across NJ municipalities. New applicants can win placement in a lottery even without prior history on a waiting list. Subscribe to their notification lists.
Step 4: Maximize your income through benefits before you apply. If you are on Medicare and earning under $1,816/month, call SHIP at 1-877-839-2675. If you do not have enough for food, apply for SNAP through your county Board of Social Services. Use BenefitsCheckUp.org to identify all programs you qualify for. Accessing these benefits can make your current housing more affordable while you wait for a subsidized unit.
Step 5: Know your rights and get free help. Source-of-income discrimination is illegal in NJ — landlords cannot refuse Section 8 vouchers. If denied housing or treated unfairly, call Legal Services NJ at (888) 576-5529 for free legal help, or file a complaint with the NJ Division on Civil Rights at (866) 405-3050. Never navigate a denial, eviction, or discrimination situation without calling Legal Services first.

🚨 Three Affordable Housing Scams Targeting NJ Residents

Fake waiting list fees. Legitimate NJ public housing authorities and LIHTC properties never charge a fee to get on a waiting list or to submit an initial application. If any “housing program” asks you to pay a fee to be placed on a list or to “secure your spot,” it is a scam. Report it to the NJ Division of Consumer Affairs at (800) 242-5846. Free applications are the standard across all government programs in this guide.
Fraudulent “Section 8 guaranteed approval” services. No private company can enroll you in Section 8, move you to the front of a waiting list, or guarantee voucher approval. Anyone claiming to do so for a fee is committing fraud. HCV applications go directly to public housing authorities at no cost. If you see advertisements promising fast-track Section 8 enrollment for a fee, report them and do not pay.
Fake affordable housing listings on Craigslist and Facebook. NJ is one of the states most targeted by rental fraud schemes in which scammers post photos of real apartments at below-market prices to collect security deposits from desperate renters. Before sending any money, verify the landlord’s identity, visit the property in person, and search the address on the county tax records site to confirm the poster actually owns the property. Never wire or Venmo a security deposit to someone you have not met in person at the actual property.

© BudgetSeniors.com — This guide is independently researched and written. We are not affiliated with, compensated by, or endorsed by any housing authority, developer, or government agency. All program details, income limits, and contact information are verified from official NJ state and federal sources as of March 2026. Income limits change annually (HUD updates in April, NJHMFA in May) and waiting list status can change daily — always verify directly with each program before relying on this information. This content is educational only and does not constitute legal or financial advice. For personalized legal guidance, contact Legal Services NJ free at (888) 576-5529.

NJHMFA: 1-800-654-6873 (1-800-NJ-HOUSE) • NJ DCA: (609) 292-4080 • NJ 211: Dial 2-1-1 • Legal Services NJ: (888) 576-5529 • HUD NJ Counselors: (800) 569-4287 • SHIP Medicare Help: 1-877-839-2675 • NJ Civil Rights: (866) 405-3050 • NJ Consumer Affairs: (800) 242-5846 • Housing Resource Center: nj.gov/njhrc

Primary sources: NLIHC 2025 NJ Housing Profile Nov 2025 (nlihc.org/sites/default/files/SHP_NJ.pdf; 217,640 unit deficit; 30 affordable/100 ELI; seniors on fixed incomes); NLIHC Out of Reach 2025 NJ (hcdnnj.org/oor; $39.99/hr; $83,173 2BR FMR); InsiderNJ NLIHC report Mar 2024 (200,000+ deficit cited by Housing Network NJ; Staci Berger quote); NJ DCA Budget FY2026 discussion points pub.njleg.state.nj.us (AHPF 4,522 units; $397.4M SLFRF; $41.9M AHTF FY24; DPA 4% all purchases; 12% FHA; 2,980 families; 10.2% growth); NJHMFA Feb 17 2026 ($100M tax credit auction; nj.gov/dca/hmfa/about/pressreleases); AffordableHousingHub.org Dec 2025 ($2,200+ median rents; 30 per 100 ELI); AffordableHousingOnline.com Jan 6 2026 (2 open waiting lists; 106 PHAs; 10.4% larger programs; monthly to years wait); NJ.gov/dca/divisions/dhcr (Section 8 HCV 80% AMI; 80,000+ vouchers; 100 PHAs; 609-633-6258); NJ.gov/dca/codes/publications/guide (public housing; Mt Laurel; USDA; 50%-80% MFI; PHA appendix; 609-292-4080); HUD.gov/states/new-jersey (Section 202 age 62+ 50% AMI; Section 811; resources.hud.gov; USDA RD; 800-569-4287; 973-622-7900); NJHMFA nj.gov/dca/hmfa/consumers/homebuyers (DPA $15,000; First-Gen $7,000 = $17K-$22K; 30-yr fixed FHA/VA/USDA; 609-278-7400); NJHMFA nj.gov/njhrc (NJHRC free search; FMAP expanded 2025; free HUD-certified counselors; 1-800-654-6873); tenant-rights.com Feb-Mar 2026 (Section 202 age 62+; 50% AMI; HUD Resource Locator); NJ.gov/ooie/ichoose/housing (SRAP, NED, NED-2, VASH; DCA 609-292-4080); NJ DDD 800-832-9173; CGP&H affordablehomesnewjersey.com 609-664-2769 (2,000+ units 30 municipalities); Piazza Associates piazzanj.com (6 NJ regions; income limit tables); USDA RD NJ 856-787-7700 (apartments.sc.egov.usda.gov; Section 515/521; rd.usda.gov/nj); NJ 211 (dial 2-1-1; 24/7; multilingual); Legal Services NJ lsnj.org (888-576-5529; NJLAD source-of-income protection since 2007); NJ Div Civil Rights nj.gov/oag/dcr (866-405-3050; 180-day window; source of income, disability, age); NJ Consumer Affairs (800-242-5846; scam reporting); HUD 2016 Criminal History Guidance (individualized assessment; no blanket bans); NCOA BenefitsCheckUp.org; SHIP shiphelp.org 1-877-839-2675

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