Upper, NJ housing market
Home prices around Upper have risen about 60% over the past 5 years. Builders were permitted 10 new homes in 2025.
Home values, sales, trends and how Upper compares with the towns next door — updated as new data is published.
Home prices up 60% in 5 years
The federal house price index for the ZIP codes around Upper rose 60% over the past 5 years, about the same as across New Jersey. Prices were about flat last year. Carrying the Census median home value forward with that index puts the typical Upper home at roughly $716,000 today.
Show as a table
| Year | Change that year | Since 2000 | New Jersey since 2000 |
|---|---|---|---|
| 2025 | +0.4% | +171% | +191% |
| 2024 | +18% | +170% | +174% |
| 2023 | +3.5% | +129% | +152% |
| 2022 | +14% | +121% | +128% |
| 2021 | +14% | +93% | +98% |
| 2020 | +3.6% | +69% | +79% |
| 2019 | +4.7% | +63% | +73% |
| 2018 | +0.2% | +56% | +68% |
| 2017 | +4.6% | +55% | +62% |
| 2016 | −1.7% | +49% | +59% |
| 2015 | +0.9% | +51% | +55% |
| 2014 | −2.3% | +50% | +52% |
| 2013 | −0.3% | +54% | +48% |
| 2012 | −3.7% | +54% | +47% |
| 2011 | −2% | +60% | +52% |
| 2010 | −6.7% | +63% | +59% |
| 2009 | −6.1% | +75% | +66% |
| 2008 | −4.1% | +86% | +81% |
| 2007 | −2.5% | +94% | +90% |
| 2006 | +11% | +99% | +91% |
| 2005 | +20% | +80% | +75% |
| 2004 | +19% | +50% | +51% |
| 2003 | +7.4% | +26% | +31% |
| 2002 | +6.6% | +17% | +22% |
| 2001 | +9.8% | +9.8% | +9.7% |
| 2000 | — | — | — |
How Upper ranks on rising home prices →
Federal Housing Finance Agency House Price Index (annual, developmental) for ZIP codes 08270, 08230, 08223, weighted by land area. It tracks repeat sales and appraisals of the same homes, so it shows how prices changed, not what homes cost. The estimated value scales the Census (ACS 2020-2024) median home value by that change.
10 new homes permitted in 2025
Builders were permitted 10 new homes in Upper in 2025, all single-family houses, worth about $3 million to build. That's 0.8 per 1,000 residents, slower than across New Jersey (3.1). Over the past 10 years, Upper has permitted 164 homes in all.
Homes vs. people, 2010–2020
Between the 2010 and 2020 censuses, Upper gained 166 residents while 137 new homes were permitted: about 1.2 new residents per new home. Building outpaced population growth, which usually means smaller households or homes used part of the year. 19% of Upper's homes are seasonal or vacation homes, which adds housing without adding residents. Across New Jersey: 2 new residents per new home.
Residents: U.S. Census Bureau, 2010 and 2020 censuses. New homes: permits issued 2010–2019.
Show as a table
| Year | New homes | Single-family | 2+ per building | Value |
|---|---|---|---|---|
| 2026 (Jan–Aug) | 5 | 5 | 0 | $4.3 million |
| 2025 | 10 | 10 | 0 | $3 million |
| 2024 | 33 | 33 | 0 | $9.6 million |
| 2023 | 10 | 10 | 0 | $6.1 million |
| 2022 | 16 | 16 | 0 | $5.6 million |
| 2021 | 14 | 12 | 2 | $3 million |
| 2020 | 19 | 19 | 0 | $6.2 million |
| 2019 | 23 | 21 | 2 | $6.1 million |
| 2018 | 14 | 14 | 0 | $5.4 million |
| 2017 | 13 | 11 | 2 | $3.2 million |
| 2016 | 12 | 12 | 0 | $5.4 million |
| 2015 | 9 | 9 | 0 | $4.7 million |
| 2014 | 13 | 13 | 0 | $3.6 million |
| 2013 | 15 | 13 | 2 | $3.2 million |
| 2012 | 13 | 11 | 2 | $2.8 million |
| 2011 | 12 | 12 | 0 | $2.5 million |
| 2010 | 13 | 13 | 0 | $2.7 million |
| 2009 | 10 | 10 | 0 | $2 million |
| 2008 | 14 | 14 | 0 | $2.8 million |
| 2007 | 14 | 14 | 0 | $3.4 million |
| 2006 | 22 | 22 | 0 | $5.2 million |
| 2005 | 48 | 48 | 0 | $3.8 million |
| 2004 | 55 | 55 | 0 | $4.1 million |
| 2003 | 196 | 196 | 0 | $16.5 million |
| 2002 | 44 | 44 | 0 | $4.4 million |
| 2001 | 50 | 50 | 0 | $3.9 million |
| 2000 | 51 | 51 | 0 | $3.2 million |
How Upper ranks on new homes being built →
Homes authorized by building permits, counted in the year the permit was issued. U.S. Census Bureau, Building Permits Survey, through August 2026.
Upper and its neighbors
| Town | Typical value | 1-yr change | 2-bed rent | New homes 2025 | Median income |
|---|---|---|---|---|---|
| Upper | — | +0.4%† | $1,870 | 10 | $111,991 |
| Estell Manor | $377K | +4.8% | $1,800 | 1 | $97,318 |
| Corbin City | $331K | +1.1% | $1,860 | 0 | $84,609 |
| Dennis | — | +1.5%† | $1,760 | 18 | $105,506 |
| Ocean City | $1.13M | +10.1% | $2,130 | 150 | $101,782 |
| Sea Isle City | $1.53M | +11.7% | $2,210 | 47 | $108,359 |
| Maurice River | — | — | $1,660 | 1 | $76,964 |
† FHFA price index change, where Zillow has no home value for the town.
3.7 years of income
The typical Upper home costs about 3.7 years of the town's median household income, less than across New Jersey (5.6 years).
How Upper ranks on affordability →
Home value ÷ ACS median household income.
Owners, rent & taxes
U.S. Census Bureau, ACS 2020-2024.
A two-bedroom rents for about $1,870
HUD's Fair Market Rent for a two-bedroom in Upper is $1,870 a month, utilities included: roughly what a modest, recently rented unit costs. Renters already in Upper pay a median of $1,843. A two-bedroom takes about 20% of the town's median household income.
Studio $1,380 · 4 bedrooms $2,660
U.S. Department of Housing and Urban Development, FY2026 Fair Market Rents by ZIP code (08223, 08230, 08270; Atlantic City-Hammonton, NJ HUD Metro FMR Area), weighted by land area. A Fair Market Rent is the 40th-percentile rent plus utilities for a standard unit. Median rent: U.S. Census Bureau, American Community Survey.
Home values: Zillow Home Value Index (ZHVI), Zillow Research. Sales, days on market and supply: Redfin Data Center. Income, ownership, taxes and rent: U.S. Census Bureau, American Community Survey. New homes: U.S. Census Bureau, Building Permits Survey. Price trend: Federal Housing Finance Agency House Price Index. Fair Market Rents: U.S. Department of Housing and Urban Development. Listings link to their publishers.