Camden Rental Market: Rents, Yields and Risks for Investors
Camden rents sit well below the national average, with most trackers putting the typical monthly rent between about $1,650 and $1,700 in fall 2026. Low rents are only half the story. Property taxes, rent control and tenant-friendly eviction rules decide whether a Camden deal makes money, and the city and the suburbs of Camden County behave like two different markets.
This guide walks through what rents look like, how the numbers differ by source, what the vacancy data says, and what an investor has to underwrite before buying.
TL;DR
Typical Camden, NJ rent is roughly $1,650 a month in recent data, below the national average. Different trackers report slightly different figures, so use a range, not a single number.
Camden County’s rental vacancy rate was about 4.4% in 2022, a balanced market rather than a soft one.
Camden City has rent control and a registration requirement. Suburbs such as Cherry Hill and Voorhees do not have municipal rent control.
Property taxes can consume a very large share of gross rent, so buying at median price can produce negative cash flow. Value-add and below-market deals work better.
Treat Camden as a buy-and-hold income market, not an appreciation play.
Table of Contents
What rent looks like in Camden right now
Start with the headline numbers, then understand why they disagree.
Source | Figure | What it measures |
$1,650 a month (September 2026) | Median rent, up 3% from the prior year | |
$1,650 a month (updated June 2026) | Average across all bedroom counts and property types | |
$1,520 (1-bedroom), $1,810 (2-bedroom) | HUD FY2026 Fair Market Rent for Camden County |
Zumper also reports that Camden rent is 13% below the national average. Other listing aggregators show Camden figures a bit higher or lower, depending on whether they count active listings, signed leases or a particular property type. A listing-based number tends to run higher than what long-term tenants actually pay, and a number that includes subsidized units can run lower.
For underwriting, use a band. A realistic working range for a typical Camden unit is the low-to-high $1,600s, and then verify against comparable listings for the specific block and bedroom count. If you plan to rent to voucher holders, HUD’s county-level Fair Market Rent and the local rent reasonableness test become your ceiling. We cover that process in our guide to the rent reasonableness test.
Why a single “average rent” can mislead you
An average blends studios in older buildings, renovated townhomes and single-family houses. Think of it like comparing vehicles using only horsepower: the number is real, but it ignores everything that determines whether the vehicle suits your trip. Before you trust any average, ask three questions:
Is it a median or a mean?
Does it cover asking rents or leased rents?
Which unit types and neighborhoods are in the sample?
A two-bedroom rowhouse in a stable block and a unit in a distressed corridor can differ by hundreds of dollars a month, even though both are “Camden.”
Vacancy and demand: a balanced market
The Delaware Valley Regional Planning Commission’s housing profile puts the rental vacancy rate in Camden County at about 4.4% in 2022, equal to the regional rate. That is a market where supply and demand are broadly aligned. It is not the tight market that lets you push rents every year without consequence, and it is not so soft that you need heavy concessions to fill units.
Practically, that means:
Well-priced, well-maintained units lease. Overpriced or neglected ones sit.
Turnover time is a controllable variable. Fast make-ready, professional photos and accurate pricing matter more than the market’s direction.
Underwrite a vacancy allowance rather than assuming 100% occupancy. Even in a balanced market, a month or two of downtime between tenants is normal planning.
Camden City versus the suburbs
Camden County is not one rental market. Local landlord-tenant resources describe a sharp split between city and suburban strategies: the city is among New Jersey’s most affordable rental markets and has active rent control, while suburban areas draw different tenants.
Factor | Camden City | Suburbs (Cherry Hill, Voorhees and similar) |
Rents | Lower | Higher |
Rent control | Yes, city ordinance | No municipal rent control |
Tenant profile | Wide range, significant subsidized housing participation | Commuters with access to Philadelphia via the PATCO Speedline |
Compliance load | Heavy | Lighter, but state rules still apply |
Typical strategy | Cash flow, value-add | Stability, lower turnover |
Neither is automatically better. The city can offer stronger gross yield on a lower purchase price. The suburbs can offer steadier tenants and fewer regulatory surprises. What matters is matching the strategy to your capital, your risk tolerance and how hands-on you want to be.
Yields: strong on paper, so check the inputs
One analysis of the market reports a median cap rate of 11.8% as of June 2026, with the market meeting the 1% rule and showing a debt service coverage ratio of 1.84. That reads like a cash-flow dream.
Here is the catch: a different analysis of the same city shows a cap rate near 2.4%, describing a market where rents lag behind home prices. Two published numbers for one city, differing by a factor of almost five, tell you the result depends on which properties and which expense assumptions go into the model.
Do not choose the number you like. Build your own from:
Actual purchase price, including rehab
Realistic rent from current comps
Property taxes at the current assessment, plus a reassessment stress test
Insurance, maintenance reserves, vacancy and management fees
If the deal only works with the optimistic cap rate, it does not work.
Property taxes decide the deal
New Jersey property taxes are the single biggest line item that surprises new Camden investors. Investor-focused analysis notes that taxes in Camden can consume up to 38% of gross rent, and that buying at median price often produces negative cash flow. The same analysis suggests aiming for value-add or off-market deals priced 15 to 25% below median.
Treat those as directional figures, not guarantees, but the logic is sound. When taxes take a big bite, the purchase price and rehab budget have to compensate. Our underwriting habits:
Pull the actual tax bill, not an estimate.
Stress-test a reassessment after you renovate or sell.
Compare net operating income at current rent and at a conservative rent.
Walk away when the margin of safety disappears.
Taxes also interact with your tax strategy. Depreciation tools such as cost segregation for rental owners can change after-tax returns, so talk to a CPA who works with real estate investors before you model them in.
Appreciation or income?
Analysts who follow the city describe Camden as an income-generation market rather than an appreciation play: steady monthly rent is the main driver of return. Realtor.com shows a median sold price of $178,000 in October 2026, with sale prices up sharply over a year, which shows how volatile small-sample price data can be in a city this size.
If you buy here, plan around collected rent, disciplined expenses and long holding periods. Appreciation is a bonus, not the thesis.
Compliance: where Camden deals get lost
Regulatory mistakes cost more than bad paint colors. These are the items to master before your first tenant.
Rent control and registration in Camden City
The city’s Bureau of Rent Control administers an ordinance adopted in 1981. Its office handles annual landlord registration and tenant complaints, and it mediates between landlords and tenants. Confirm with the city whether your specific property is covered before you set rent or plan an increase.
Landlord registration
Failing to register with the municipality, and with the state Department of Community Affairs for buildings with three or more units, can give a tenant a complete defense against eviction. New Jersey’s landlord identity statute lays out who counts as a landlord and what must be disclosed. Our step-by-step explainer on NJ rental registration shows what to file and where.
Notices before eviction
For most lease violations, New Jersey requires a Notice to Cease followed by a Notice to Quit. Skipping or mis-sequencing them can get the case dismissed in Camden County court. If an eviction looks likely, consult a New Jersey landlord-tenant attorney before serving anything.
Other items on the checklist
Lead paint rules and the penalties for noncompliance: see our lead paint compliance steps
Rent increase notices: see how to serve NJ rent increase notices
Disclosures at lease signing: our disclosure requirements guide
A broader overview in our New Jersey compliance guide
Section 8 in Camden
Subsidized tenancy is a major part of the Camden rental picture. Done well, it offers reliable payment, because the housing authority pays a large share of rent. Done carelessly, it creates inspection failures and delayed payments. If you are considering voucher tenants, read our guides to Section 8 rules in New Jersey and how to file Section 8 rent increases so you know the process before you buy.
Our perspective
We manage rentals as investors, so we read a market the way an owner does: by what lands in the bank account after taxes, repairs and vacancy. In Camden County, we see three patterns worth repeating.
First, the headline rent matters less than the compliance file behind it. A unit that is registered, inspected and documented collects rent. One that is not can lose an eviction case on a technicality.
Second, the market rewards owners who run clean operations: careful screening, quick turns, vendors who show up, and consistent rent collection. These are the places where returns are won or lost, far more than in guessing next year’s appreciation.
Third, a strategy such as BRRRR can work in this area when the purchase price leaves room for the rehab and the tax bill. It breaks when the buyer pays median price and hopes. Our approach is to build custom management processes around each owner’s goals, with compliance and risk mitigation first.
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How we help Camden-area owners
We provide residential property management for landlords and investors in Southern New Jersey, covering tenant screening, leasing, rent collection, maintenance coordination, vendor oversight and Section 8 management. We also handle condo and HOA association management. If you own or are about to buy a rental in the Camden area, talk to our team at 2nd Street Property Management about how we would run it.
A quick checklist before you buy in Camden
Confirm which municipality the property sits in and whether rent control applies.
Pull the real tax bill and model a reassessment.
Compare at least five rental comps for the exact bedroom count.
Check Fair Market Rent if you may accept vouchers.
Budget for lead paint and inspection compliance.
Register as required before the first lease starts.
Underwrite at conservative rent and a realistic vacancy.
FAQ
What is the average rent in Camden, NJ?
Recent trackers put it around $1,650 a month, such as Zumper’s September 2026 median. Other sources report figures from the high $1,600s down to the $1,500s, depending on method. Use a range and verify with current comps for your unit type.
Does Camden, NJ have rent control?
Yes. Camden City has had a rent control ordinance since 1981, administered by its Bureau of Rent Control. Suburban towns such as Cherry Hill and Voorhees generally do not have municipal rent control, but you should confirm for each town.
Is Camden a good place to buy rental property?
It can be, if you buy right. Some analyses show strong cash-flow metrics, while others show thin yields once high property taxes are counted. Deals priced below median with value-add potential, and strong underwriting on taxes, are the safer approach.
What is the rental vacancy rate in Camden County?
The regional planning commission reported about 4.4% in 2022. That suggests a balanced market. Vacancy on any single property will depend on price, condition and management.
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