Ocean County NJ Real Estate Market Report — Q2 2026

Ocean County Market Overview — Q2 2026

The Ocean County real estate market heading into summer 2026 is a story of diverging conditions depending on which community you're buying or selling in. Barrier island boroughs remain tight with limited inventory and strong buyer demand, while mainland Toms River continues to absorb significant volume at a healthy pace. Seaside Heights is the notable outlier — elevated supply driven by new construction is creating more negotiating room for buyers than anywhere else on the barrier peninsula.

The data below is drawn from closed MLS sales and active listings over the past 90 days. All figures are current as of May 2026.

Toms River

Toms River is the most active market in Ocean County and it remains firmly in seller's territory. With 288 closed sales over the past 90 days and 367 active listings, the township produced a median sale price of $525,000 and a median of just 22 days on market. At 3.8 months of inventory, well-priced homes are moving quickly — often drawing multiple offers in the first week. Waterfront and lagoon-front properties command significant premiums above the township median.

Lavallette

Lavallette Borough continues to operate in a different price tier from the rest of Ocean County. The median sale price of $2,800,000 reflects the borough's predominantly oceanfront and bayfront inventory, where buyer pools are smaller but highly qualified. Homes are sitting slightly longer at a 36-day median — consistent with a luxury market where buyers conduct more due diligence before committing. At 3.8 months of inventory, Lavallette is a seller's market with limited supply and no sign of price softening.

Seaside Heights

Seaside Heights presents a nuanced picture. The headline inventory figure of 6.1 months places it technically in buyer's market territory, but that number is meaningfully inflated by new construction supply. The resale market is more competitive than it appears — 16 homes are currently under contract, and the median sale price of $765,000 reflects strong underlying values. Buyers in Seaside Heights have more negotiating leverage on new construction than they will on well-priced resale homes, which continue to move at a 32-day median.

Seaside Park

Seaside Park is tracking as a balanced market at 4.7 months of inventory — adjusted for 5 homes that went under contract in the last 30 days alone. The pace is brisk with a 20-day median days on market and a median sale price of $675,000. The rate of pending activity suggests conditions could tighten further as we move into peak summer season. Buyers who want to transact in Seaside Park should be pre-approved and prepared to act decisively.

Point Pleasant Beach

Point Pleasant Beach is one of the strongest seller's markets in the county, with just 2.5 months of inventory and a median sale price of $937,500. Homes are moving in a 21-day median, and the combination of boardwalk access, beach proximity, and strong rental potential keeps demand firmly ahead of supply. Buyers competing here need to arrive pre-approved and ready for a fast-moving process.

Point Pleasant Borough

Point Pleasant Borough offers a distinct market from its Beach neighbor — a lower price point at $705,000 median with an even faster pace at just 13 days on market. At 2.6 months of inventory it is also a strong seller's market. The Borough delivers accessibility without sacrificing proximity to the Shore, making it an increasingly attractive alternative for buyers being priced out of barrier island communities.

Ortley Beach

Ortley Beach sits in balanced market territory at 4.4 months of inventory, but well-priced homes are not sitting — the 13-day median days on market is among the fastest in the county. The median sale price of $785,000 positions Ortley Beach as a more attainable entry point into barrier peninsula living compared to Lavallette to the north or Point Pleasant Beach to the south. The post-Sandy rebuild stock has matured significantly and continues to attract buyers seeking newer construction at a relative value.

What This Means for Buyers

If you are shopping in Toms River, either Point Pleasant municipality, or Lavallette, you are in seller's markets where preparation and speed matter. Get pre-approved before you start touring, establish your must-haves versus nice-to-haves, and be ready to submit within 24–48 hours of finding the right home. In Seaside Heights and Seaside Park, you have slightly more time — but slightly more time is not unlimited time.

What This Means for Sellers

Pricing remains the most important variable in every market in this report. Overpriced homes are sitting regardless of inventory conditions — buyers are informed and doing their homework. A well-priced home in any of these communities will move in under 30 days. A home priced 5–10% above market will sit for 60–90 days, often ultimately selling for less than it would have at correct initial pricing. If you are considering selling in 2026, the summer season is historically the strongest window on the Jersey Shore.

Get a Current Market Analysis for Your Property

These figures represent median conditions across each community. Your specific property — its location, condition, flood zone, lot size, and features — will produce a different number. Contact Joseph E. Haberl for a complimentary comparative market analysis specific to your home.