The NJHMFA Down Payment Assistance Program can give you up to $22,000 toward your first home — but only if your household income falls under the program limits. Those limits change every year, and they vary dramatically by county and household size.
Here are the 2026 NJHMFA income limits for every NJ county, plus everything you need to know about how they work.
How NJHMFA Income Limits Work
NJHMFA sets separate income limits for each county based on: 1. County median family income (MFI) 2. Household size (typically 1-2 person vs 3+ person) 3. High-cost area adjustments for Northern NJ counties
Important: NJHMFA looks at total household income, not just your income. If your spouse, partner, or anyone contributing to the mortgage earns income, it counts toward the limit.
2026 NJHMFA Income Limits by County
The limits below are approximate 2026 figures. Exact numbers are updated each year — always verify with your lender before applying.
Northern NJ (High-Cost Counties)
| County | 1-2 Person Household | 3+ Person Household | |---|---|---| | Bergen | $161,550 | $185,782 | | Hudson | $161,550 | $185,782 | | Morris | $161,550 | $185,782 | | Union | $161,550 | $185,782 | | Essex | $161,550 | $185,782 | | Passaic | $161,550 | $185,782 | | Hunterdon | $161,550 | $185,782 | | Middlesex | $161,550 | $185,782 | | Somerset | $161,550 | $185,782 | | Monmouth | $161,550 | $185,782 | | Ocean | $161,550 | $185,782 |
Southern & Central NJ
| County | 1-2 Person Household | 3+ Person Household | |---|---|---| | Mercer | ~$135,000 | ~$155,250 | | Camden | ~$120,000 | ~$138,000 | | Burlington | ~$120,000 | ~$138,000 | | Gloucester | ~$120,000 | ~$138,000 | | Atlantic | ~$110,000 | ~$126,500 | | Cape May | ~$110,000 | ~$126,500 | | Cumberland | ~$95,000 | ~$109,250 | | Salem | ~$105,000 | ~$120,750 | | Sussex | ~$130,000 | ~$149,500 | | Warren | ~$130,000 | ~$149,500 |
What Income Counts Toward the Limit?
NJHMFA counts all sources of gross household income:
- Wages and salary (W-2 income)
- Self-employment income (net of business expenses)
- Bonuses and commissions (averaged over 2 years)
- Rental income
- Investment income
- Social Security
- Pension and retirement distributions
- Alimony and child support
- Part-time or seasonal work
What Income DOESN'T Count
- Gift money from family members (for one-time down payment)
- Tax refunds
- Unreported cash income
- Income from a household member who is not on the mortgage application
How to Calculate Your Household Income for NJHMFA
Step 1: Add up everyone's annual gross income (before taxes and deductions)
Step 2: Compare to the limit for your county AND household size
Step 3: If you're under the limit → you're eligible for NJHMFA
Example: You and your spouse live in Essex County with one child (3-person household). - Your W-2 income: $95,000 - Spouse's W-2 income: $75,000 - Total household income: $170,000 - Essex County 3+ person limit: $185,782 - Result: Eligible (under the limit by $15,782)
What If I'm Close to the Limit?
If you're within 5-10% of the limit, work with your lender to review: - Self-employment deductions (can reduce your reported income) - Whether all household members need to be on the mortgage application - Whether bonus income should be averaged differently - Whether certain income sources can be legally excluded
An experienced NJHMFA-approved lender can sometimes find $5,000-$15,000 in adjustments that keep you eligible.
Why You Should Apply Even If You Think You Don't Qualify
Many NJ buyers assume they earn too much for NJHMFA. In reality, the Northern NJ high-cost limits ($161,550 for 1-2 person; $185,782 for 3+ person) are more generous than people expect. I've helped buyers with $150K+ household incomes qualify in Bergen, Essex, Hudson, and Union counties.
The only way to know for sure is to run the numbers. [Schedule a free eligibility check](/contact/) — it takes 15 minutes, no credit pull, no obligation.
Other NJHMFA Requirements Beyond Income
Income is just one of seven NJHMFA requirements. You also need:
1. First-time buyer (or no homeownership in past 3 years) 2. 620+ credit score 3. Primary residence purchase only 4. Homebuyer education course (online, 6-8 hours) 5. Purchase price under $498,257 (most counties) or higher in high-cost counties 6. NJHMFA-approved lender (CMG Home Loans is approved)
See the full [NJHMFA Down Payment Assistance guide](/loan-programs/njhmfa-down-payment-assistance/) for the complete requirements.
Bottom Line
Most working-class and middle-class NJ families qualify for NJHMFA. In the high-cost Northern NJ counties, the income limits go up to $185,782 for larger households. If you're within $20K-$30K of the limit, you should still apply — there may be adjustments that get you across the line.
[Start with a free 15-minute eligibility check](/contact/). I'll verify your exact county, run the household income math, and tell you whether NJHMFA is realistic for your situation.