Best Places08869, NJ Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 08869, 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.
08869 ranks 3,660th 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 08869
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.
08869's strengths and weaknesses
Where 08869 ranks high
- Low vacancyBetter than 98% of zip codes
- Internet speedBetter than 98% of zip codes
- Big-city accessBetter than 97% of zip codes
- WalkabilityBetter than 96% of zip codes
- Health outlookBetter than 95% of zip codes
Where 08869 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
- Low property taxBetter than only 4% of zip codes
- Cheap childcare$1,549 a month, better than only 5% of zip codes
- QuietBetter than only 7% of zip codes
What it costs to buy a home in 08869
A household needs to earn about $141,000 a year to comfortably buy the median 08869 home, at 20% down and today's 30-year rate. That runs well above the area's median income of $110,280, so buying stretches a typical household.
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 08869's effective rate of 2.00%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices and rents, renting stays cheaper than buying across the first 10 years here, so the case for buying rests on staying much longer or on prices rising faster than assumed. The chart tracks the running cost of each.
Who lives in 08869
08869'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 08869.
Who works in 08869, and how
Work in 08869 centers on health care & social and manufacturing. Unemployment is low, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 80%
- Work from home 17%
- Transit, walk, or bike 3%
Life in 08869
08869 has more restaurants and bars per resident than 78% of zip codes and more parkland per resident than 90% of zip codes. The coast is about 25 minutes away. Dining, parks, and nightlife concentrates in some parts of 08869 and thins out in others, which the map shows.
What the weather is like in 08869, month by month
08869 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 08869
The nearest airport, Trenton Mercer, is about 22 miles away and is a small airport. The nearest major hub is Newark Liberty International, about 26 miles away.
The best schools in and around 08869
Schools across 08869 average a B−, better than 55% of zip codes.
Top elementary schools
- Van Holten Primary SchoolB+ · 55% proficient
- Sunnymead Elementary SchoolB · 49% proficient
- Bradley Gardens Primary SchoolB · 48% proficient
Top middle schools
- Eisenhower Intermediate SchoolB · 47% proficient
- Hillsborough Township Middle SchoolB · 47% proficient
Top high schools
- Hillsborough High SchoolB+ · 55% proficient
- Bridgewater-raritan High SchoolB− · 44% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 08869 school and its grade on SchoolGrade.
08869 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 08869 against the other 33,109 zip codes.
Common questions about living in 08869
Is 08869 a good place to live?
Using BestNeighborhood's default rankings, 08869 ranks 3,660th of 33,110 zip codes. It scores highest on few empty homes, fast internet, and big-city access, 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 08869 expensive to live in?
The median home is worth $462,803. The overall cost of living runs about 11% above the national average. Set against a $110,280 median income, cost of living beats 77% of zip codes.
Is 08869 safe?
Yes, 08869 is safer than 70% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $188 per resident a year.
Compare 08869 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 08869. Scores are absolute rather than ranked, which means a 60 in 08869 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.
08869 detail on BestNeighborhood maps:
- Walk Grade for 08869: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 08869: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 08869: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 08869: carrier by carrier coverage behind the cell score.
08869 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.