Woodbridge Township’s housing stock is a patchwork of pre-war boroughs, 1950s commuter suburbs, and 1980s town-home clusters—creating price tiers for every buyer. Median sale prices rose 6.8 % in the past 12 months to $415,000, yet still sit 13 % below Middlesex County’s $477,000 median. Entry-level three-bed Capes in Fords trade at $370–$390 k; updated colonials in Iselin’s Pottersville section command $450–$480 k; waterfront properties along the Arthur Kill in Sewaren top $550 k but remain inside FHA loan limits.

• Days on market: 17 (vs. 32 for all of NJ)
• Inventory: 1.9 months—a seller’s market
• Condo median: $285 k (excellent for first-time buyers)

New construction is limited—only 42 building permits last year—so expect bidding wars within 3 % of list. Having your NMHL pre-underwritten approval in hand lets you compete with cash investors who scoop 18 % of sales.

Colonia: Tree-lined streets, mid-century ranches, $235/sq-ft. Walk to NJ Transit at Iselin station—28 min to Newark Penn, 47 min to NY Penn. School API 8/10; taxes $7,800 on $380 k home.

Avenel: Mix of Cape Cods and new splits, $240/sq-ft. Close to Avenel Street stop on North Jersey Coast Line. Strong HOA in Avenel Farms keeps resale values steady.

Iselin: Desi restaurant corridor on Oak Tree Road, $275/sq-ft. Top-rated PS #1 and PS #14; buyers pay premium for school district yet still 20 % below Edison.

Sewaren: Waterfront bungalows and raised ranches; watch for flood zones AE & AO. NMHL’s portfolio Non-QM allows you to finance while obtaining subsidized NFIP premiums.

Port Reading: Former Esso company town, brick twins from $350 k. Quick access to I-95 & Turnpike—ideal for truck-route self-employed borrowers who need bank-statement loans.

Woodbridge’s 2024 equalized tax rate is $4.93 per $100 of assessed value—one of the lowest in Middlesex County. On the median $415 k sale that equals $8,200/year, roughly $100/month less than neighboring Edison. Assessments are at 62 % of true value, so verify the effective rate with the township assessor before you bid.

Senior Freeze & Deductions: Residents 65+ with income under $91,505 can freeze assessments; veterans & surviving spouses receive $250 annual deduction. NJ’s ANCHOR benefit mails up to $1,500 to owners with household income under $150 k—stack that relief into your qualifying budget.

Tax Escrow: Every NMHL loan includes escrow for taxes and homeowners insurance; we’ll collect 2–3 months at closing and adjust annually. If you’re putting 20 % down on conventional you may waive escrow, but most Woodbridge servicers charge 0.125 % rate premium.

NJ First-Generation Homebuyer: If your parents never owned a home, you can receive $15,000 forgivable over five years. Combine with FHA 3.5 % down or conventional 3 % HomeReady. Middlesex County income limit for 1–2 person household: $103,200.

NJHMFA SmartStart: $10 k forgivable DPA on FHA/VA/USDA at 0 % interest. Must use primary mortgage through NJHMFA; rates run 0.25 % above market. NMHL is an approved SmartStart lender and can lock your rate for 75 days—critical in Woodbridge’s fast-moving market.

Police & Firemen’s Retirement System: Active officers buying in Woodbridge qualify for a 30-yr fixed at 5.75 % (as of June 2024) plus $5 k closing-cost grant. No first-time buyer requirement.

Woodbridge Township MULL: Moderate-Income Unit Lottery—newly constructed condos/townhomes sold at 20 % below market. You must income-qualify and occupy for 10 yrs; NMHL’s in-house condo team will certify the project within 10 days so you can meet lottery deadlines.

FHA Fresh-Start: 580 credit score, 3.5 % down, 43 % DTI. We ignore medical collections under $2 k and will rapid-rescore paid charge-offs—many Colonia buyers jump 40 points in two weeks.

VA Tier-2: Veterans with 580 score qualify at 0 % down with no PMI. If your COE shows $0 entitlement because of a prior foreclosure, NMHL can obtain a second-tier bonus of $161,800—enough for a $550 k purchase.

Bank-Statement Premier: Deposit 12 or 24 months of business or personal statements; we use 50 %–85 % of deposits as income. Perfect for Iselin restaurant owners or Avenel landscaping contractors who write off depreciation. Down payments as low as 10 % and no PMI required.

Asset-Depletion: Retirees or high-net-worth borrowers can qualify using liquid assets divided by 60 months. Combine with property-tax relief programs to keep ratios in line.

Woodbridge is home to 3,800 veterans—many stationed at nearby Joint Base McGuire-Dix-Lakehurst. If you’re separating with a DD-214 and at least 90 days active wartime service, NMHL will issue a same-day pre-approval letter so you can compete with cash bids in Avenel Farms or Colonia Heights.

VA Funding Fee Exemption: Veterans rated 10 % disabled or Purple Heart recipients pay no funding fee—saving up to 3.3 % of loan amount on a $450 k purchase. Surviving spouses of service members who died on duty also receive full exemption plus property-tax deduction of $250 annually from Woodbridge.

VA Jumbo: County limit is $1,050,000 for 0 % down, but we can go to $1.5 million with 25 % down on the excess. Sewaren waterfront homes at $650 k require only about $38 k total cash using VA financing—far less than 20 % conventional.

VA IRRRL: Already own and rates have dropped 0.5 %? We can refinance with no appraisal, no income docs, and roll closing costs into the loan—typical savings for Woodbridge veterans last year: $210/month.