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County in New Jersey

Passaic County, New Jersey

Passaic County is a county in New Jersey with 521,012 residents, No. 9 of 21 by population. In Passaic County, the FHA loan limit for a one-unit home is $1,249,125, and a typical home is worth $459,500. To rent a 2-bedroom apartment at Fair Market Rent ($2,282 a month) without going over 30% of your income, you need to earn about $43.88 an hour.

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  • Typical home price

    $459,500

    +1% vs. New Jersey +38% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Passaic
    • New Jersey
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $2,282 a month

    Same as New Jersey +30% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Passaic
    • New Jersey
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $1,249,125

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • Passaic
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    2.18% of value per year

    +3% vs. New Jersey +132% vs. U.S.

    $10,001 a year for the typical owner

    • Passaic
    • New Jersey
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$597,668
4.5% more than 12 months ago
Typical rent
$2,168 a month
1.3% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Passaic County today?

With an FHA loan and the minimum down payment, a typical home would cost about $4,286 a month: 59% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $183,681 a year; the typical income here is $87,522. 53% of households own their home, fewer than in New Jersey (64%). This is a high-cost area for FHA: the limit is above the national floor.

57% of renter households spend 30% or more of their income on housing, more than in New Jersey (52%). Here 37% of people speak Spanish at home; 2 agencies nearby offer housing counseling in Spanish.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (2026 data).

Only here

What sets Passaic County apart

  1. At 57%, Passaic County ranks 2nd among the 21 counties in New Jersey for the largest share of rent-burdened renters.

  2. Nearby, in Sussex County, the typical home value is $369,400: 20% less than in Passaic County ($459,500).

  3. From 2020 to 2025, home prices in Passaic County rose 58% on FHFA's index, slower than in New Jersey (63%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Passaic County

What homes there are in Passaic County, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Homes in Passaic County are varied: detached houses are the largest group, at 42%, against 53% in New Jersey.

Year built

In Passaic County, half of the homes were built before 1956; in New Jersey, before 1970.

Homes in Passaic County are smaller: 50% have 3 bedrooms or more; in New Jersey, 57%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

At least 98% of owner-occupied homes in Passaic County are worth less than $1,000,000, below the FHA loan limit for this county ($1,249,125).

Monthly rent with utilities

About 86% of rented homes in Passaic County cost less than HUD's 2-bedroom fair market rent for this county ($2,282).

With a mortgage

$3,014 a month

New Jersey: $2,829 a month

Without a mortgage

$1,400 a month

New Jersey: $1,232 a month

Owners with a mortgage

65%

New Jersey: 64%

The typical cost for an owner with a mortgage in Passaic County is $3,014 a month, more than in New Jersey ($2,829); without one, $1,400.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Much as in New Jersey, the typical home value in Passaic County rose 34% since 2015–2019.

Rents in Passaic County rose more slowly than in New Jersey: 25% since 2015–2019, against 29%.

While home values in Passaic County changed +34% and rent +25%, the typical household income rose 26%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasurePassaic CountyNew JerseyUnited States
Rental vacancy 2.1%3.5%5.5%
Homeowner vacancy 0.6%0.7%0.9%
More than one person per room 7.7%4.0%3.4%
People per household 2.862.622.53
Drive alone 65%62%69%
Carpool 11%8%9%
Public transit 6%8%3%
Walk or bike 4%3%3%
Work from home 12%17%15%
Other means 2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

There is little rental housing open in Passaic County: only 2.1% is empty and offered for rent, against 3.5% in New Jersey.

More households are short on space in Passaic County: 7.7% have more than one person per room; in New Jersey, 4.0%.

On average, a household in Passaic County has 2.86 people, more than in New Jersey (2.62).

In Passaic County, 11% of workers share a car to get to work; in New Jersey, 8%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Passaic County?

A typical home costs more than the typical income allows

We start with a typical home of $459,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 59% of the typical household income here, which is $87,522 a year. For that payment to be 28% of income, a household would need to earn about $183,681 a year.

Your numbers

Local data
$

Starts at the typical home value in Passaic County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $16,083 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,286

at 7.18% · 30 years

Loan amount
$451,177
Total interest
$649,138
Paid off in
November 2056

Includes $7,760 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,042 a month

  • Tight

    $2,042 to $2,626 a month

  • Hard

    more than $2,626 a month

    Your payment · 59%

Compared with the typical household income in Passaic County ($87,522 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,286
Principal & interest$3,056
Property tax$835
Home insurance$192
FHA mortgage insurance (MIP)$203

You need at least $16,083 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Passaic County

Here you'll see how prices have changed, how Passaic County compares with New Jersey and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Passaic County rose 87% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here New Jersey United States
In 2025 +6.8% +6.2% +2.9%
5 years (2020–2025) +58% +63% +47%
10 years (2015–2025) +87% +88% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Passaic County compared with New Jersey and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Passaic $459,500
  • New Jersey $454,400
  • United States $332,700
Typical rent a month
  • Passaic $1,621
  • New Jersey $1,720
  • United States $1,413
Typical household income a year
  • Passaic $87,522
  • New Jersey $103,556
  • United States $80,734
See the full table
Passaic compared with New Jersey and the United States
MeasureHereNew JerseyU.S.
Residents521,0129,343,809334,922,499
Typical home value$459,500$454,400$332,700
Typical household income$87,522$103,556$80,734
Typical rent$1,621$1,720$1,413
Fair Market Rent (2 bedrooms)$2,282$2,268$1,750
Hourly wage to rent a 2-bedroom$43.88$43.62$33.65
Typical property tax$10,001$9,590$3,119
Effective tax rate2.18%2.11%0.94%
Households that own their home53%64%65%
Renters spending 30% or more on rent57%52%51%
FHA limit (1 unit)*$1,249,125$1,249,125$541,287

FHA limit: New Jersey shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Passaic County

For a typical $459,500 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $4,286 $16,083 $451,177 7.18% FHA MIP · $203 $29,868 580
Conventional, 5% down $4,202 $22,975 $436,525 7.18% PMI · $218 $36,760 620*
Conventional, 20% down, no PMI $3,516 $91,900 $367,600 7.18% None $105,685 620*
ITIN, 15% down (example) $3,941 $68,925 $390,575 8.18% None $82,710 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

Everything about buying in Passaic County: income, limits and help How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in Passaic County are above the national floor. The limit is set for the whole metro area (New York-Newark-Jersey City, NY-NJ). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($1,209,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $1,249,125 $1,209,750
2 units $1,599,375 $1,548,975
3 units $1,933,200 $1,872,225
4 units $2,402,625 $2,326,875

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Passaic County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Passaic County, the typical owner pays $10,001 a year: about 2.18% of the home's value. That is close to the rest of New Jersey and more than the national average.

  • Passaic 2.18%
  • New Jersey 2.11%
  • United States 0.94%

What New Jersey publishes ANCHOR, Senior Freeze and Stay NJ: one combined application (New Jersey Division of Taxation)

Exemptions and deadlines in New Jersey

Is there a flood risk?

According to FEMA, in Passaic County 3.7% of homes (3,719) are in a high-risk flood zone. Of those homes, 48% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Passaic County

The natural hazards FEMA measures in Passaic County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

According to FEMA, the natural hazard risk in Passaic County is relatively high.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

The loss FEMA expects each year in Passaic County from all natural hazards is $149 million, counting buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $106 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively high $106 million a year
  2. EarthquakeRelatively moderate $5.9 million a year
  3. HurricaneRelatively moderate $3.9 million a year
  4. TornadoRelatively moderate $2.1 million a year
  5. Winter weatherVery high $101,322 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The home energy code (IECC) puts Passaic County in zone 5A: cold.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Seal air leaks and add insulation in the attic: ENERGY STAR says it lowers the chance of ice dams on the roof in snowy climates. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Put clear plastic film over the windows: it is inexpensive, cuts drafts, helps the house feel warmer in winter and reduces moisture on the glass. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$37.99$22.20 and $63.54
Plumbers, pipefitters and steamfitters$37.79$23.02 and $69.94
Heating, air conditioning and refrigeration mechanics$37.50$24.37 and $52.30
Roofers$36.73$23.19 and $50.25
Carpenters$35.72$22.53 and $59.52
Painters, construction and maintenance$29.53$21.83 and $53.63
Maintenance and repair workers, general$28.63$17.98 and $42.33

According to BLS, an electrician earns about $37.99 an hour in the New York-Newark-Jersey City, NY-NJ area; a plumber, about $37.79.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Passaic County

The typical rent in Passaic County is $1,621 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

57% of renter households in Passaic County spend 30% or more of their income on housing. 32% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,772 $34.08 $70,880
1 bedroom $1,987 $38.21 $79,480
2 bedrooms $2,282 $43.88 $91,280
3 bedrooms $2,771 $53.29 $110,840
4 bedrooms $3,497 $67.25 $139,880

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Passaic County

Programs and counseling in Passaic County

There are 2 HUD-approved housing counseling agencies in Passaic County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A mother holding her baby watches her daughter blow bubbles outdoors.

HUD counseling is free or low-cost

New Jersey down payment programs

  1. NJHMFA Down Payment Assistance Program

    NJHMFA second loan with no interest, forgiven after five years, for first-time buyers in New Jersey

    First-time buyers only. Run by New Jersey Housing and Mortgage Finance Agency (NJHMFA).

    Forgivable Verified November 5, 2026

  2. NJHMFA First Generation Down Payment Assistance Program

    Extra NJHMFA assistance for first-time buyers whose parents have never owned a home (or who were in foster care in New Jersey)

    First-time buyers only. Run by New Jersey Housing and Mortgage Finance Agency (NJHMFA).

    Forgivable Verified November 5, 2026

Which programs do I qualify for? See all New Jersey programs

Help in Spanish in Passaic County

None of the 2 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Paterson Housing Authority Public housing and Section 8 vouchers (973) 345-5650
  • Housing Authority of the City of Passaic Public housing and Section 8 vouchers (973) 365-6330

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in Passaic County. The full list is on the New Jersey counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Housing Authority of the City of Paterson

    60 Van Houten St, Paterson

    • Budget and financial counseling
    • Pre-purchase counseling
    • and 1 more
    (973) 345-5085

  • Paterson Task Force for Community Action, Inc

    191 Market St, Paterson

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    973-279-2333-135
See every agency in New Jersey

Places

Cities in Passaic County

Each city has its own page with prices, rents and help. These are the largest.

See all 15 cities of Passaic County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Passaic County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Passaic County in 2026?

Passaic County has an FHA limit of $1,249,125 for a one-unit home. For 2 units it's $1,599,375, for 3 it's $1,933,200 and for 4 it's $2,402,625. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in Passaic County?

Passaic County has a conforming limit of $1,209,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Passaic County?

The typical home value in Passaic County is $459,500 (Average 2020–2024, U.S. Census). Across New Jersey it's $454,400.

How much does it cost to rent in Passaic County?

Passaic County has a typical rent of $1,621 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $2,282 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Passaic County?

About $43.88 an hour working full time (2,080 hours a year), or $91,280 a year, so the fair market rent of $2,282 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).