HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Bergen County, New Jersey (FY 2026)
A two-bedroom in Bergen County carries a FY 2026 Fair Market Rent of $2,324 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Bergen keys off that figure.
2 bedroom FMR
$2,324
FY 2026, utilities included
Payment standard range
$2,092 to $2,556
90% to 110% of FMR
Income to afford 2BR
$92,960
per year, at 30% of income
Rank in New Jersey
7th of 21
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Bergen moves to $2,282. That's down 2%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Bergen actually rent for?
Search any address in Bergen for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,778 | $1,600 to $1,956 | $71,120 | $34.19/hr | +14.3% |
| 1 bedroom | $2,024 | $1,822 to $2,226 | $80,960 | $38.92/hr | +12.0% |
| 2 bedroom | $2,324 | $2,092 to $2,556 | $92,960 | $44.69/hr | +12.2% |
| 3 bedroom | $2,835 | $2,552 to $3,119 | $113,400 | $54.52/hr | +11.2% |
| 4 bedroom | $3,618 | $3,256 to $3,980 | $144,720 | $69.58/hr | +12.2% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $4,161 | $3,745 to $4,577 |
| 6 bedroom Estimate | $4,703 | $4,233 to $5,173 |
| 7 bedroom Estimate | $5,246 | $4,721 to $5,771 |
| 8 bedroom Estimate | $5,789 | $5,210 to $6,368 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Bergen, that runs from $1,778 for a studio up to $3,618 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Bergen in with one other county in the Bergen-Passaic metro, Passaic County among them, and every one of them gets $2,324 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among New Jersey's 21 counties, Bergen ranks 7th for two-bedroom FMR. That's about 5% above the state median of $2,205 and about 128% above the national median county at $1,018. About 953,243 people live here, 1st in the state.
Counties sharing the Bergen-Passaic metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,490 in 07074 (Moonachie) and $3,490 in 07020 (Edgewater), with the 71 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 07010 | Cliffside Park | $2,400 | +3.3% |
| 07020 | Edgewater | $3,490 | +50.2% |
| 07022 | Fairview | $2,150 | -7.5% |
| 07024 | Fort Lee | $3,310 | +42.4% |
| 07026 | Garfield | $2,130 | -8.3% |
| 07031 | North Arlington | $2,240 | -3.6% |
| 07057 | Wallington | $2,000 | -13.9% |
| 07070 | Rutherford | $2,390 | +2.8% |
| 07071 | Lyndhurst | $2,290 | -1.5% |
| 07072 | Carlstadt | $2,170 | -6.6% |
| 07073 | East Rutherford | $2,410 | +3.7% |
| 07074 | Moonachie | $1,490 | -35.9% |
| 07075 | Wood Ridge | $2,500 | +7.6% |
| 07401 | Allendale | $3,490 | +50.2% |
| 07407 | Elmwood Park | $2,690 | +15.7% |
| 07410 | Fair Lawn | $2,620 | +12.7% |
| 07417 | Franklin Lakes | $3,490 | +50.2% |
| 07423 | Ho Ho Kus | $3,410 | +46.7% |
| 07430 | Mahwah | $3,030 | +30.4% |
| 07432 | Midland Park | $2,430 | +4.6% |
| 07436 | Oakland | $2,340 | +0.7% |
| 07446 | Ramsey | $2,910 | +25.2% |
| 07450 | Ridgewood | $3,250 | +39.8% |
| 07451 | Ridgewood | $2,480 | +6.7% |
| 07452 | Glen Rock | $2,640 | +13.6% |
| 07458 | Saddle River | $3,000 | +29.1% |
| 07463 | Waldwick | $3,090 | +33.0% |
| 07481 | Wyckoff | $3,200 | +37.7% |
| 07495 | Mahwah | $2,480 | +6.7% |
| 07601 | Hackensack | $2,500 | +7.6% |
| 07602 | Hackensack | $2,480 | +6.7% |
| 07603 | Bogota | $2,380 | +2.4% |
| 07604 | Hasbrouck Heights | $2,210 | -4.9% |
| 07605 | Leonia | $2,660 | +14.5% |
| 07606 | South Hackensack | $2,520 | +8.4% |
| 07607 | Maywood | $2,680 | +15.3% |
| 07608 | Teterboro | $2,470 | +6.3% |
| 07620 | Alpine | $3,280 | +41.1% |
| 07621 | Bergenfield | $2,290 | -1.5% |
| 07624 | Closter | $3,490 | +50.2% |
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Bergen somewhere between $2,092 and $2,556. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$2,324 a month is affordable, by HUD's 30% rule, on an income of roughly $92,960 a year. Put another way, $45 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($2,092) | HAP at 100% ($2,324) | HAP at 110% ($2,556) |
|---|---|---|---|---|
| $2,500 | $750 | $1,342 | $1,574 | $1,806 |
| $4,000 | $1,200 | $892 | $1,124 | $1,356 |
Rate history
The two-bedroom rate went up 12% from FY 2025 ($2,072) to FY 2026 ($2,324). Since FY 2020 it's up 43% in total, about 6.2% a year. The New Jersey median moved up 8% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $1,151 | $1,377 | $1,623 | $2,023 | $2,481 | — |
| FY 2021 | $1,253 | $1,503 | $1,768 | $2,199 | $2,724 | +8.9% |
| FY 2022 | $1,237 | $1,481 | $1,736 | $2,159 | $2,691 | -1.8% |
| FY 2023 | $1,321 | $1,579 | $1,832 | $2,275 | $2,859 | +5.5% |
| FY 2024 | $1,400 | $1,645 | $1,892 | $2,342 | $2,946 | +3.3% |
| FY 2025 | $1,556 | $1,807 | $2,072 | $2,550 | $3,225 | +9.5% |
| FY 2026 | $1,778 | $2,024 | $2,324 | $2,835 | $3,618 | +12.2% |
| FY 2027 | $1,772 | $1,987 | $2,282 | $2,771 | $3,497 | -1.8% |
Nearby counties
Passaic County
$2,3249 mi · pop 519,986
Hudson County
$2,76313 mi · pop 712,029
Essex County
$2,20514 mi · pop 853,374
Union County
$2,20523 mi · pop 572,079
Morris County
$2,20525 mi · pop 508,816
Middlesex County
$2,48635 mi · pop 860,147
Sussex County
$2,20535 mi · pop 144,808
Somerset County
$2,48638 mi · pop 344,978
Questions people ask
$2,324 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,778 for a studio, $2,024 for one bedroom, $2,835 for three and $3,618 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Bergen actually go for?
HUD's number is one input. Search any address in Bergen for a rent estimate built from nearby comps. 3 free searches, no card.
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