Coastal Market Insights

Monmouth/Ocean/Atlantic Cape May

Updated October 8, 2026 | September 2026 Market Data

Median Sold Price: $764,000 (+2.0% YoY)
Sale-to-List Price Ratio: 100%
Median Days on Market: 44 days

Market Insight:

Monmouth County continues to favor sellers. The September median sold price reached $764,000, approximately 2% higher year over year, while homes sold for approximately asking price on average. The county remains classified as a seller's market, although the 44-day median market time suggests buyers may have somewhat more time to evaluate opportunities than during faster-moving periods. 

Median Sold Price: $508,000
Sale-to-List Price Ratio: 99%
Median Days on Market: 24 days
Months of Inventory: 3.3

Market Insight:

Ocean County remains active heading into fall. September sales data show a $508,000 median sale price, with properties averaging 99% of list price and a median 24 days on market. Current inventory measured approximately 3.3 months as of October 5, indicating that desirable, properly priced properties can still move quickly. 

Median Sold Price: $399,950 (+3.82% YoY)
Sale-to-List Price Ratio: 98%
Median Days on Market: 58 days

Market Insight:
Atlantic County is showing more balanced conditions. September's median sold price was $399,950, up approximately 3.82% year over year. Homes sold for roughly 98% of asking price, while the median market time reached 58 days. The county is currently characterized as a balanced market, creating a more negotiable environment than the tighter seller-driven conditions found farther north.

Median Sold Price: $810,000
Sale-to-List Price Ratio: 97%
Median Days on Market: 62 days
Months of Inventory: 3.1

Market Insight:
Cape May County posted a strong September, with the median sale price reaching $810,000 versus $800,000 in September 2025. Homes averaged 97% of list price and 62 days on market. As of October 7, the county had approximately 3.1 months of inventory. Buyers have time to evaluate opportunities, but well-positioned coastal properties continue to command substantial values. 

Updated October 8, 2026

Financing conditions have changed considerably from the September 2025 environment. The average 30-year fixed mortgage rate reached 7.40% for the week ending October 8, 2026, up from 7.28% the previous week and 6.30% one year earlier. Buyers should carefully evaluate financing options, monthly carrying costs and overall purchasing power rather than assuming rates will decline in the near term. 

For coastal properties and new construction, the complete ownership picture can be just as important as the purchase price. Financing, insurance, taxes, elevation, construction specifications and long-term operating costs should all be considered when evaluating an opportunity.

For new construction and major renovation projects, buyers should evaluate the complete project rather than focusing exclusively on acquisition price. Construction specifications, material selection, energy efficiency, elevation, site conditions, insurance considerations and projected completion costs can materially affect the overall investment.

Properties offering quality construction, resilient materials and thoughtful coastal design may be particularly attractive to buyers considering long-term ownership along the New Jersey coast.

Flood-zone status and elevation remain important considerations throughout New Jersey's coastal markets. Buyers considering waterfront, oceanfront or other coastal properties should review available flood-zone information, elevation documentation and applicable building requirements as part of their due diligence.

Useful resources include:

FEMA Flood Maps & Flood Map Service Center
FEMA Elevation Certificate Information
New Jersey Flood Hazard Resources
Local Municipal and County Construction/Floodplain Offices

Property-specific requirements should always be verified with the appropriate governmental, insurance and qualified professional resources.

Whether you're buying, selling, building, renovating or investing along the New Jersey coast, today's market requires more than simply watching the asking price.

I can help you evaluate real estate opportunities with an eye toward location, property value, construction potential, renovation considerations, coastal resilience and overall financial feasibility.

From existing homes and exclusive coastal properties to land, new construction and renovation opportunities, the goal is straightforward: identify the right property and develop a clear strategy before making the move.

Thinking about buying, selling, building or investing? Let's connect for personalized market insight and property-specific guidance.

Scott McSorley
New Jersey Real Estate Professional
McSorleyLBI.com | CausewayHomes.com

#NewJerseyRealEstate #JerseyShoreRealEstate #CoastalRealEstate #MonmouthCounty #OceanCounty #AtlanticCounty #CapeMayCounty #LBIRealEstate #NewConstruction #CoastalHomes #RealEstateMarket #MarketUpdate #CausewayHomes

I updated the original September 2025 statistics to current September 2026 figures where verifiable, removed the outdated statement about a September rate cut leading to lower mortgage rates, and made the construction/flood sections more defensible by avoiding unsupported claims about specific rebates or tariff effects.

One recommendation for your website: because the different providers use somewhat different definitions for "days on market," property types, and countywide statistics, I would label this 

"September 2026 Market Data, Updated October 8, 2026" rather than simply "October Market Data." That accurately tells the reader when the report was published versus the period the closed-sales numbers cover.

Explore New Coastal Builds and Guides

c

Scott McSorley

Weichert Realtors LBI

908-670-3574