HMFA works under the umbrella of the state Department of Community Affairs, but without being directly connected to it. Although the agency is part of the state's network, it does not get direct state funding for its operations. Instead, the agency makes use of progressive state and federal grants and regulations to procure public money as well as funds from private investors, which allow it to offer low-interest loans to many New Jerseyans who would not otherwise be able to afford to own a home.

The state's ill-planned and incomplete affordable-housing regulations have seldom allowed HMFA to do as much as it might to make housing more affordable for many. Still, according to the agency's Web site, to date it has invested $7.5 billion throughout the state, creating nearly 134,000 homes.

The Live Where You Work program is an ingenious and welcome expansion of the agency's primary goal. While it seeks to help modest-income workers gain a foothold in the housing market, it also seeks to advance the state's goals of urban revitalization and a cleaner environment through fewer commutes. The program apparently is open to any municipality that wants to advertise it, and the way it works is simple.

Families who fall within the income guidelines (for a family of three or more in Middlesex County the limit is $110,170) and who purchase a qualifying first home in a community in which at least one of them works can get a low-interest loan from the agency, and a bit larger loan than they might otherwise qualify for. If they buy in targeted growth areas, they also get some help with down payments and closing costs. If they buy in targeted urban areas, they get those things and also may be able to qualify with even higher income levels or if they are not first-time home buyers.

The irony is that, to date, just one municipality — Trenton — is signed up for the program. Given the high number of state employees in Trenton, starting with that city is both understandable and reasonable. Still, other municipalities ought to rush like crazy to qualify.

Portions of both New Brunswick and Perth Amboy are in targeted urban development zones. They ought to be among the first in line. If used well and correctly, this program might very well do what is intended: help people become homeowners, while revitalizing cities and helping the state become a less congested, cleaner place.