ZIP Code · NJ

ZIP 08820

Part of Edison, NJ

Pop. 39,978·Middlesex County·25th most expensive ZIP in New Jersey

Median rent (all units)

$3,165/mo

Year-over-Year

Stable

Month-over-Month

+0.7%

vs US Median

+$1,233

Reported rents

Rising (Monthly)

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Most AffordableMost Expensive

ZIP 08820 · $3,165

More expensive than 92% of US ZIP codes · National median $1,932/mo

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Compare your rent to the local median.

Medians by bedroom

Rent by unit size

Studio

$1,970

1 BR

$2,160

2 BR

$2,710

3 BR

$3,250

4 BR+

$3,590

Research median

$2,710/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: October 17, 2026

From the history

What the numbers show

Compared with the peak

Rent in ZIP 08820 is at its highest level since Zillow's records here began in April 2023.

Past year vs. the rest of New Jersey

Rent in ZIP 08820 changed +2.8% over the year to September 2026. Across the 149 New Jersey ZIP codes Zillow tracks, the typical change was +2.8%.

Recent direction

Rent has risen 3 months in a row, and rose in 7 of the last 12 months.

What a typical income covers

30% of the median household income ($171,363) is $4,284 a month. That covers HUD's Fair Market Rent for up to a 4-bedroom ($3,590).

Rank in Edison

3rd cheapest of 3 ZIP codes in Edison.

Cheaper nearby

ZIP 08840, 2 miles away, rents for 12% less ($2,773/mo), about $4,700 a year in savings.

From Zillow's monthly rent index (ZORI) for ZIP 08820. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.

Annual cost

$37,980/yr

At $3,165/mo median

Location

CityEdison

StateNJ

CountyMiddlesex County

Rent Market Meter

Balanced Market

Renter's MarketBalancedLandlord's Market

Rents are roughly steady, with neither renters nor landlords holding a strong edge right now.

Based on rent-price momentum (+0.0% YoY, +0.7% MoM), not inventory.

Demographics

Who lives here

ZIP 08820 (Edison, NJ) is majority owner-occupied, has a median income above the national average, 71.7% of residents hold a bachelor's degree or higher.

Population

39,978

Median income

$171,363

Median age

42.9

Renters

24.3%

Age distribution

24.2%

14.1%

32.8%

17.8%

Under 1824.2%

18–3414.1%

35–5432.8%

55–6411.1%

65+17.8%

Gender

50%

Male50%

Female50%

Race & ethnicity

17%

72.6%

White17%

Black4.9%

Hispanic3.2%

Asian72.6%

Other2.4%

Education (25+)

71.7%

No HS diploma7.5%

HS diploma10.6%

Some college10.2%

Bachelor's+71.7%

Housing tenure

75.7%

24.3%

Owner75.7%

Renter24.3%

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

2023 vs 2026

How ZIP 08820 in Edison, NJ has changed in 5 years

Rent

$2,859 → $3,165

up 10.7%

Income

$146,149 → $171,363

up 17.3%

Population

40,083 → 39,978

down 0.3%

Renter share

24.7% → 24.3%

-0.4 pts

Bachelor's+

69.3% → 71.7%

+2.4 pts

Since 2023, the typical rent in ZIP 08820 in Edison, NJ has increased from $2,859 to $3,165, a 10.7% change over five years. On the earnings side, the typical household in ZIP 08820 in Edison, NJ now reports about $171,363, up from $146,149 in 2021. On paper, paychecks moved up faster than rent, which softens the affordability squeeze versus the 2021 baseline. College-educated residents now make up 71.7% of adults here, versus 69.3% in 2021. For context, the 2023 to 2026 window covers an unusually volatile run for US rents nationally, and ZIP 08820 in Edison, NJ reflects that arc in its own way.

Community

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Local insights

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About renting in ZIP 08820

Last updated: October 17, 2026

ZIP code 08820 covers Edison, NJ. The median rent here is $3,165/mo as of October 2026. A 1-bedroom rents for a median of $2,160/mo. A 2-bedroom rents for a median of $2,710/mo.

At 22% of local median household income ($171,363/yr), ZIP 08820 ranks as affordable compared to the national benchmark of 30%. Rent prices have stayed steady over the past year.

FAQ

Frequently asked questions

How much income do you need to rent in ZIP 08820?

To keep rent at or below 30% of gross income, you would need to earn at least $127,000/year (about $61/hour full-time) to afford the median rent of $3,165/mo in ZIP 08820. The local median household income is $171,363/yr, so the typical household meets that bar.

Is rent going up or down in ZIP 08820?

Rent in ZIP 08820 has been roughly flat over the past year as of September 2026, a 0.0% change. That is the highest level since Zillow's records here began in April 2023.

How does ZIP 08820 compare to other ZIPs in New Jersey?

ZIP 08820 is one of the pricier among New Jersey ZIP codes for rent, ranking #25 of 209 at $3,165/mo. Over the year to September 2026, rent in ZIP 08820 changed +2.8%, against a typical +2.8% across the 149 New Jersey ZIP codes Zillow tracks.