Best Places08823, NJ Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 08823, scored on 40 measures of daily life and ranked to fit what matters to you. Local pay runs high here, and housing takes the biggest bite out of it. To work out which city fits you best, start with the best places to live tool.
08823 ranks 5,284th of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on few empty homes by a wide margin, and state finances rank lowest.
The best neighborhoods in 08823
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
08823's strengths and weaknesses
Where 08823 ranks high
- Low vacancyBetter than 98% of zip codes
- Big-city accessBetter than 97% of zip codes
- Health outlookBetter than 97% of zip codes
- Educational attainmentBetter than 91% of zip codes
- Household income$113,246 median, better than 87% of zip codes
Where 08823 ranks low
- State fiscal healthBetter than only 1% of zip codes
- Nice weatherabout 54 pleasant days a year, better than only 2% of zip codes
- Cheap childcare$1,549 a month, better than only 5% of zip codes
- Low property taxBetter than only 5% of zip codes
- Short commute32.7 minutes each way, better than only 17% of zip codes
What it costs to buy a home in 08823
A household needs to earn about $114,000 a year to comfortably buy the median 08823 home, at 20% down and today's 30-year rate. That is only a little above the area's median income of $113,246; the gap is small, which keeps homes within reach of local pay.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses 08823's effective rate of 1.85%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 7 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 08823
08823's age mix sits close to the national median.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 08823.
Who works in 08823, and how
Work in 08823 centers on professional & technical and health care & social. Unemployment is close to the national rate, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 68%
- Work from home 23%
- Transit, walk, or bike 8%
Life in 08823
08823 has more restaurants and bars per resident than 73% of zip codes. The coast is about 24 minutes away. That concentrates in some parts of 08823 and thins out in others, which the map shows.
What the weather is like in 08823, month by month
08823 sees roughly 54 pleasant days a year. July highs average about 90 degrees. January highs sit near 43, with lows near 22. The comfortable stretch runs May, June, and August through October.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 43° | 32° | 22° |
| April | 67° | 52° | 39° |
| July | 90° | 76° | 64° |
| October | 71° | 56° | 43° |
Flying in and out of 08823
The nearest airport, Trenton Mercer, is about 18 miles away and is a small airport. The nearest major hub is Newark Liberty International, about 27 miles away.
The best schools in and around 08823
Schools across 08823 average a C, better than 34% of zip codes.
Top elementary schools
- Cambridge Elementary SchoolB · 47% proficient
- Greenbrook Elementary SchoolC+ · 37% proficient
- Claremont Elementary SchoolC− · 27% proficient
Top middle schools
- Montgomery Upper Middle SchoolA · 59% proficient
- Crossroads North Middle SchoolB · 44% proficient
- North Brunswick Twp. Middle SchoolD+ · 24% proficient
Top high schools
- South Brunswick High SchoolB · 47% proficient
- North Brunswick Township High SchoolC− · 29% proficient
- Franklin High SchoolD+ · 25% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 08823 school and its grade on SchoolGrade.
08823 measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare 08823 against the other 33,109 zip codes.
Common questions about living in 08823
Is 08823 a good place to live?
Using BestNeighborhood's default rankings, 08823 ranks 5,284th of 33,110 zip codes. It scores highest on few empty homes, big-city access, and population health, and lowest on state finances and the weather. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 08823 expensive to live in?
The median home is worth $382,941. The overall cost of living runs about 11% above the national average. Set against a $113,246 median income, cost of living beats 80% of zip codes.
Is 08823 safe?
Yes, 08823 is safer than 78% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $160 per resident a year.
Compare 08823 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 08823. Scores are absolute rather than ranked, which means a 60 in 08823 represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
08823 detail on BestNeighborhood maps:
- Walk Grade for 08823: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 08823: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 08823: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 08823: carrier by carrier coverage behind the cell score.
08823 detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.