Edison logged 1,127 single-family sales in the last 12 months—down 11 % from the previous year—yet median prices still rose 6.3 % to approximately $485,000, proving that constrained inventory, not demand, is driving the surge. Starter inventory under $350 k is almost non-existent outside of the aging condo complexes along Plainfield Road; move-up buyers gravitate toward Oak Tree Road’s sprawling Colonials where 3,000-sq-ft homes command $700 k-plus. Days on market average 27, but well-priced houses in the highly rated North Edison school corridor routinely receive 5–7 offers in the first weekend, often 8 %–12 % above asking.

Interest-rate volatility has pushed more would-be buyers into five-year ARMs—currently a full point lower than 30-year fixed—but NMHL still sees the 30-year FHA as the sweet spot for Edison’s multi-cultural first-time buyers who can live with permanent MI in exchange for only 3.5 % down. Investors are equally active; cash purchases accounted for 28 % of sales, so having a fully underwritten NMHL pre-approval letter that can close in 21 days is critical if you want the seller to glance past the hedge-fund bid.

• Potters Hollow / Tano Mall area (08817): 1970s townhomes, $330 k–$380 k, taxes ~$7,200/year, walkable to Stop & Shop and NJ Transit bus to Port Authority in 55 min.
• Greenwood Village (08820): 2BR garden condos built around 1985, HOA $285/month, list prices $310 k–$350 k, feeds Woodrow Wilson Middle—an underrated STEM magnet.
• Clara Barton section (08901 but Edison mailing): Smaller Cape Cods on 50-ft lots, $375 k–$420 k, quick hop to Rt-287 for commuters to New Brunswick pharma jobs.

If you need a side-by-side payment breakdown, NMHL’s Edison loan calculator pre-loads Middlesex County tax rates and the $3,180/year average HOA fee so there are no surprises at closing.

Middlesex County’s equalization ratio has slipped to 91 %, which means assessed values lag market value by roughly 9 %. On a $485 k purchase, expect the township to reassess close to sale price, pushing the annual tax bill to about $10,800 on the 2023 rate of 2.23 %. Senior homeowners 65+ can freeze the rate through the NJ Senior Freeze, while veterans with wartime service receive a $250 annual deduction that we automatically apply when we escrow. First-time buyers earning up to $70,000 may also qualify for the state’s Homestead Benefit credit, averaging $560/year—NMHL forwards the application at closing so you don’t miss the deadline.

Because Edison straddles multiple school districts, always verify the exact tax rate before you bid: homes zoned for J.P. Stevens High average 2.09 % while those feeding Edison High hover at 2.35 %. On a $500 k house that 0.26-point difference equals $1,300 a year—money we’d rather you spend on principal.

Smart Start is the state’s headline act: up to $15,000 forgivable after five years, paired with a 30-year fixed rate currently 0.375 % below conventional 30-yr pricing. Middlesex County’s First-Time Homebuyer Program adds another $10,000 (2-to-1 match on saved funds) and can close in 45 days when you use NMHL as the participating lender. If your income is under 80 % Area Median ($79,900 for a 1-person household), NJHMFA’s Police & Firemen’s Retirement System mortgage cuts the rate by 0.875 % and requires only $1,000 of your own cash. Veterans can layer the VA $0-down benefit with the NJ VET4HOME grant that gifts $5,000 for closing—no repayment, no lien, no joke.

• FHA 203(k) Streamline: Buy that 1970s Colonial on Hampton Rd for $450 k, roll $30 k for new kitchen and baths into one loan, 3.5 % down based on AFTER-improved value.
• NMHL Bank Statement: 12-month deposit average, no tax returns, loan amounts to $1.5 M, 15 % down, rates start at 7 % today—perfect for Edison’s cash-heavy South-Asian small-business owners.
• VA IRRRL Express: Already own in Edison and rates dropped? Reduce your payment by $220/month with no appraisal, no income docs, close in 17 days.
• Jumbo 5 % Down: For buyers eyeing The Enclave where prices hit $1.1 M, put only 5 % down up to county limits ($828,000) and finance the rest with a piggy-back HELOC at Prime minus 0.75 %.

Every program is underwritten locally—our Iselin processing team knows Edison condo questionnaires, flood-zone quirks along the Raritan River, and how to rush a closing before your rate lock expires.

Spend five minutes on nmls.com/edison or call 732-555-LOAN to speak with Nikki Patel, our Edison market manager who closed 92 loans here last year. Upload paystubs or last 12 months of bank statements; we’ll issue a same-day NMHL Edge Pre-Approval letter you can attach to any Edison property. If your credit is below 580, Nikki will run a rapid-rescore simulation that usually adds 20–40 points in 10 days by paying down two revolving cards under 30 % utilization. We’ll also pre-load your file with Homeward Bound and Smart Start so the moment you find the right house on Tingley Lane or Sutton Place, the only thing left is the home inspection. Edison sellers know our letters clear to close—make sure your offer stands out in this competitive market.