Warren County, New Jersey Eviction Risk: Elevated

Warren County carries an average eviction-risk score of 6.8/10 (Elevated) across its 40 cities, placing it at rank 15 of 21 counties in New Jersey. That ranking means 14 counties in the state score higher, putting Warren in the lower-risk third statewide, yet its 7.1 average is still firmly in High territory. Landlords and investors need to be clear-eyed: a lower-risk position within New Jersey eviction laws does not translate to an easy operating environment, particularly in the county's denser rental markets where cost burdens run high.

Across Warren County's 40 cities, individual scores span from 6.1 to 7.1, a range wide enough that two properties a few miles apart can face very different eviction-risk profiles. With renters making up roughly 33.6% of households and an average rent of $1,447, the county has a meaningful tenant base, but an average rent burden of 30.2% of income signals genuine financial stress that can translate into delinquency and eventual eviction filings.

The cities inside Warren County

The highest-risk locations in the county sit at opposite ends of the size spectrum. Phillipsburg, with a population of 15,299 and the county's largest renter pool, tops the risk table at 7.9/10, tied with Beattystown (6.5/10, population 4,917). Anderson follows closely at 6.3/10. Washington (population 7,334, score 6.7/10) and Bridgeville (6.2/10) round out the top-five highest-risk communities. Landlords concentrating portfolios in Phillipsburg or Washington should underwrite for longer vacancy and higher legal-cost scenarios.

The risk profile softens considerably in several smaller communities. Greenwich scores 6.7/10 and Panther Valley comes in at 7/10, both representing meaningfully lower exposure than the county average. Alpha (6.6/10) sits in the moderate range. The takeaway is that risk in Warren County is genuinely hyper-local: the difference between the county floor and ceiling is 3.8 points, enough to separate a manageable market from a high-attrition one.

State-level laws that apply here

Every landlord operating in Warren County is subject to the New Jersey eviction laws Anti-Eviction Act (N.J.S.A. § 2A:18-61.1), which requires just cause for virtually all evictions. For nonpayment of rent, notice can be served immediately, with no statutory waiting period before filing. Disorderly conduct and willful damage each require a 3-day notice, a substantial lease violation triggers a 30-day notice, and owner move-in or substantial renovation requires 60 days. Understanding the New Jersey eviction laws eviction process matters here because an uncontested case still takes 30 to 60 days to resolve, while a contested eviction can stretch 90 to 180 days. Court filing fees run $50 to $100, sheriff lockout fees add $40 to $150, and attorney fees range from $750 to $3,500, making New Jersey eviction costs a meaningful line item in any operating budget. Source-of-income discrimination is prohibited statewide, and landlords must provide 24 hours notice before entering a unit. New Jersey eviction laws does not preempt local rent control, so investors should verify whether individual municipalities within Warren County impose additional controls before acquiring property.

With a countywide poverty rate of 10.1% and renters representing 33.6% of households, financial pressure on tenants is real in Warren County; review the city grid above to identify which of the county's 40 communities carry scores closest to the 4.1 floor before committing capital.