Coastal Market Analysis

Monmouth/Ocean/Atlantic Cape May

Monmouth County

September 5th, 2025

Median Sold Price: $705,000 (↓1.2% YoY) List-to-Sold Price Ratio: 100%   Median Days on Market: 41   Months of Inventory: 2.4 (↓7.7% YoY) Insight: Monmouth County continues to reflect a seller’s market in the New Jersey coastal real estate landscape, though pricing has slightly cooled. Homes are still selling near asking price, and inventory remains tight. Buyers should be prepared to move quickly, but may find slightly more breathing room than earlier in the year.

Ocean County

Median Sold Price: $495,000 (+5.3% YoY) List-to-Sold Price Ratio: 100%   Median Days on Market: 28   Months of Inventory: 3.1 (↑6.9% YoY) Insight: Ocean County's market analysis shows balanced momentum. Elevated homes and energy-smart builds remain popular, while a modest rise in inventory gives buyers more options. Well-priced homes are moving quickly, and value-driven buyers are discovering new opportunities across coastal zones.

Atlantic County

Median Sold Price: $385,000 (+17.7% YoY) List-to-Sold Price Ratio: 97.6%   Median Days on Market: 51   Months of Inventory: 9.7 (↑13% YoY) Insight: Atlantic County is shifting toward a more balanced market. Inventory has expanded significantly, giving buyers more leverage and room to negotiate. The mansion tax continues to influence pricing strategy, making precision and timing critical for both sides of the transaction.

Cape May County

Median Sold Price: $630,000 (↓6.3% YoY) List-to-Sold Price Ratio: 95.8%   Median Days on Market: 87   Months of Inventory: 8.6 (↑25% YoY) Insight: The market is cooling in Cape May County, with expanded inventory providing buyers more leverage and time to evaluate options. Sellers should focus on pricing strategy and highlight flood-resilient, energy-efficient features to stand out in a more competitive landscape.

2025 Buyer & Seller Advisory Updated September 5, 2025

Tariffs & Material Costs   Global supply pressures and rising tariffs continue to impact imported building materials. This favors homes built with U.S.-made components and local craftsmanship, which offer better timelines, durability, and long-term value. Buyers are increasingly prioritizing elevated construction and resilient finishes over imported luxury in the New Jersey coastal real estate market.

Financing Update   Following the Federal Reserve’s September rate cut, mortgage rates are expected to ease slightly—though the impact may be gradual. Buyers should still lock in rates early, especially for new construction or coastal properties where timing and insurance costs matter. Energy rebates tied to smart home upgrades and ADA-friendly features remain active and can offset upfront costs.

Flood & Elevation Planning   With coastal resilience top of mind, buyers and sellers should reference these key tools: – FEMA Elevation Certificate Guide – NJ Flood Insurance Elevation Info – Region 2 BFE Lookup Tool – Stafford Township FEMA Guide

Let’s Work Together   Whether you're buying, selling, or investing in New Jersey coastal real estate, coastal resilience, elevated construction, and strategic exclusivity remain key differentiators. Reach out today for custom market insights, off-market matches, and packet-ready guidance tailored to your goals.

RealEstateProfessional #RealEstateTrends Stay informed and make informed decisions with #NewJerseyRealEstate #MarketInsights #MonmouthCounty #OceanCounty #AtlanticCounty #CapeMayCounty

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Features Buyers Want in Coastal New Construction

New Jersey coastal real estate markets are witnessing a surge of innovation in new construction, and buyers are increasingly seeking homes that seamlessly blend beauty, resilience, and efficiency. Here are the top five features driving interest in today's shoreline properties:

1. Flood-Resistant Elevated Construction

Raised foundations and FEMA-compliant designs are essential for protecting properties from coastal flooding. Buyers appreciate the long-term durability, lower insurance premiums, and peace of mind these features provide.

2. Energy-Efficient and Smart Home Technology

From solar-ready roofs and EV charging stations to smart thermostats and high-efficiency insulation, new construction homes that reduce utility costs while offering modern convenience are in high demand among buyers in the New Jersey coastal real estate market.

3. ADA-Friendly and Inclusive Design

Accessible features such as zero-step entries, wide doorways, and universal floorplans appeal to buyers looking for safe, comfortable homes that support multi-generational living or future-proof accessibility.

4. Coastal-Inspired Luxury Finishes

Open layouts, hurricane-rated windows, driftwood tones, and natural textures deliver the upscale beach aesthetic many buyers desire—blending charm with functionality in residential real estate.

5. Sustainable, Low-Maintenance Materials

Homes constructed with fiber cement siding, composite decking, and recycled materials offer durability and lower upkeep, making them ideal for second homes, rentals, or long-term investments.

Market Insight for Buyers

What about tariffs and rising materials costs?

Although global shifts may lead to increased prices on some imported materials, buyers are now prioritizing locally sourced craftsmanship, durable U.S.-made building components, and improved timelines. This shift creates opportunities to invest now while inventory and pricing remain competitive in the New Jersey coastal real estate market.

Tips for Buyers:

- Act early to lock in financing before further rate or material price changes.

- Ask about energy rebates and accessibility grants related to smart or ADA-compliant construction.

- Look for properties with elevated designs and flood mitigation features to save on insurance long-term.

Interested in exploring new coastal construction properties in Manahawkin, LBI, Barnegat, or along the Jersey Shore? 

Reach out to me today for listings that match your goals and lifestyle.

Elevation Certificate Overview

Key Elevation & Flood Resources for NJ Coastal Buyers

What it is: A document prepared by a licensed surveyor or engineer that shows a building’s elevation relative to the Base Flood Elevation (BFE).

Why it matters: This document is required for accurate flood insurance rates and FEMA compliance in high-risk zones. Refer to the FEMA Elevation Certificate Guide for more information.

NJ Flood Insurance Elevation Certificate Info

Stafford Township FEMA Elevation Certificate Guide

Flood Zone & BFE Lookup Tools

Utilize these tools to determine your property’s flood zone and required elevation standards. Check out the FEMA Flood Map Service Center and the Region 2 Coastal BFE Lookup Tool.

Ocean City NJ Flood Info & Elevation FAQs

NJ Elevation Permit & Contractor Resources

For buyers considering elevation or rebuilding, these resources help identify licensed professionals and understand the permit steps. Visit NJ Division of Consumer Affairs for hiring elevation contractors and refer to the NJOEM Elevation Guidebook for Communities (PDF).

Always seek existing elevation certificates during negotiations. If none are available, recommend hiring a licensed surveyor to prepare one—especially for homes in AE or VE flood zones. This can lead to lower insurance premiums and better financing options for buyers.

Let's work together to achieve your real estate goals!

Monmouth/Ocean/Atlantic Cape May

Monmouth County

Available Homes in Monmouth County

Ocean County

Available Homes in Ocean County

Atlantic County

Call for Updates

Cape May County

Available Homes in Cape May County

Positive Aspects of New Coastal Insurance (as of September 2025)

Lower Premiums for Elevated Homes: Buyers who choose properties with FEMA-compliant elevation or raised foundations often qualify for significantly reduced flood insurance premiums. This makes elevated construction not just safer—but financially smarter, especially for those looking at New Jersey coastal real estate.

More Transparency & Tools: New regulations and mapping tools (like the Region 2 BFE Lookup and FEMA Elevation Certificate Guide) provide buyers with clearer insights into flood zones, elevation requirements, and long-term insurance costs. This translates to fewer surprises and better planning, which is crucial for anyone performing a market analysis.

Private Flood Insurance Options: The rise of private flood insurers has created more competitive pricing and flexible coverage compared to traditional NFIP plans. Buyers can now shop for policies that align better with their property’s risk profile and budget, enhancing residential real estate insights.

Energy Rebates & Resilience Credits: Homes with energy-efficient upgrades, smart tech, and ADA-friendly features may qualify for rebates or insurance discounts. These incentives reward buyers for choosing resilient, future-proof properties, making them a smart investment in the New Jersey coastal real estate market.

Builder Incentives & Risk Mitigation: In markets like Ocean and Cape May, builders are increasingly offering insurance-ready designs—including pre-installed flood vents, reinforced roofing, and low-maintenance siding. Buyers benefit from lower long-term costs and fewer retrofit headaches.

While the headlines often focus on rising premiums and limited coverage, savvy buyers—especially those working with strategic advisors like you—can turn these shifts into opportunities for smarter investments.