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City Report · NJ

Highlands

Pop. 4,518·47th most expensive in New Jersey·Rents have been falling, good time to negotiate
Median rent (all units)
$2,933/mo
Year-over-Year
Stable
Month-over-Month
-9.2%
vs US Median
+$968
Falling (Monthly)
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Most AffordableMost Expensive
Highlands · $2,933
More expensive than 89% of US cities · National median $1,965/mo
Affordability
38% of income
MODERATE
0%30% benchmark60%+

At $2,933/mo, rent takes about 38% of the local median household income, slightly above the 30% benchmark.

Income to afford
$117,000/yr
Local median income
$91,913/yr
Based on the 30%-of-income rule using Highlands's median rent and household income. See the full affordability breakdown →
Medians by bedroom

Rent by unit size

Studio
$1,490
1 BR
$1,670
2 BR
$2,060
3 BR
$2,740
4 BR+
$3,050
Research median
$2,060/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: July 20, 2026

Annual cost
$35,196/yr
At $2,933/mo median
Rent Market Meter
Strong Renter's Market
Renter's MarketBalancedLandlord's Market
Rents are down 0.0% year-over-year. Push hard on price, concessions, and lease terms.
Based on rent-price momentum (+0.0% YoY, -9.2% MoM), not inventory.
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Demographics

Who lives here

Highlands, NJ is majority owner-occupied, has a large retiree population, has a median income above the national average, 51.5% of residents hold a bachelor's degree or higher.

Population
4,518
Median income
$91,913
Median age
46.8
Renters
39%
Age distribution
13.2%
22.1%
24.5%
16%
24.2%
Under 1813.2%
18–3422.1%
35–5424.5%
55–6416%
65+24.2%
Gender
49.8%
50.2%
Male49.8%
Female50.2%
Race & ethnicity
82.1%
White82.1%
Black9.3%
Hispanic7.8%
Asian0.8%
Education (25+)
23.7%
20.1%
51.5%
No HS diploma4.7%
HS diploma23.7%
Some college20.1%
Bachelor's+51.5%
Housing tenure
61%
39%
Owner61%
Renter39%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How Highlands, NJ has changed in 5 years

Income
$82,456 → $91,913
up 11.5%
Population
4,669 → 4,518
down 3.2%
Renter share
31.4% → 39%
+7.6 pts
Bachelor's+
47.6% → 51.5%
+3.9 pts
Median age
45.4 → 46.8
+1.4 yrs

Census figures show median household income at $91,913 today, compared with $82,456 five years earlier. Headcount in the area went from 4,669 to 4,518 between 2021 and 2024, a 3.2% change. About 39% of households rent today, against 31.4% in 2021. Educational attainment has shifted as well, with the share of adults holding a bachelor's degree or higher climbed from 47.6% to 51.5%.

Community

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View Highlands rent history (2015–2026) →
Salary vs rent

Can you afford rent in Highlands on your salary?

At $2,933/mo, how Highlands rent compares to typical pay (30% rule).

By apartment size

Highlands rent by bedroom count

Median rent for each apartment size in Highlands. Click any size for full breakdown.

Local insights

Tips for renters in Highlands

About renting in Highlands, NJ

Last updated: July 20, 2026

The median rent in Highlands is $2,933/mo as of July 2026. A studio apartment averages $1,490/mo while a 2-bedroom runs $2,060/mo. One-bedroom apartments average $1,670/mo and 3-bedroom units go for $2,740/mo.

At 38% of local median household income ($91,913/yr), Highlands ranks as moderate compared to the national benchmark of 30%. Rent prices have stayed steady over the past year.

FAQ

Frequently asked questions

Is Highlands an affordable city for renters?

Highlands is considered moderate for renters. At $2,933/mo, rent takes approximately 38% of the local median household income ($91,913/yr). The standard benchmark is 30%. Highlands slightly exceeds that threshold, so budgeting carefully matters here.

How much income do you need to rent in Highlands?

To keep rent at or below 30% of gross income, you would need to earn at least $117,000/year (~$56/hour full-time) to afford the median rent of $2,933/mo in Highlands. The local median household income is $91,913/yr, meaning the typical Highlands household falls short of that threshold.

Is rent going up or down in Highlands?

Rent in Highlands has been relatively stable over the past year, with a 0.0% change year over year as of July 2026.

How does Highlands rent compare to other cities in New Jersey?

Highlands is one of the pricier cities in New Jersey for rent, ranking #47 out of 180 tracked cities at $2,933/mo.

Which nearby cities are cheaper to rent in than Highlands?

Several nearby cities have lower median rents than Highlands ($2,933/mo): Atlantic Highlands ($2,686/mo), Long Branch ($2,753/mo).

What percentage of Highlands residents rent vs. own?

According to Census data, approximately 39% of Highlands households are renters, while 61% are owner-occupied. Highlands leans toward homeownership, which can mean a smaller rental inventory.

How does Highlands rent compare to the national average?

Highlands's median rent of $2,933/mo is $968 (49%) above the US national median of $1,965/mo. Within New Jersey, it ranks #47 out of 180 tracked cities.
Income Affordability
38%
MODERATE

At $2,933/mo, rent takes ~38% of Highlands's median household income ($91,913/yr). The standard benchmark is 30%.

Highlands 38%Benchmark 30%
State income tax1.4–10.75%
Run the Highlands affordability calculator →
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Neighborhoods

Estimated from ZIP-level data

Schools nearby

Public schools near Highlands, NJ

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