NJ Market Dashboard
Ocean County
Prices are essentially flat from a year ago (down 0.3%), and with 3.5 months of supply it's a seller's market, though it's running cooler than a typical September (temperature 45/100).
What this means for you ↓Last updated: September 2026
Mahesh Sangisetty · NJ REALTOR® · Boutique RealtyMarket data from the Redfin Data Center, September 2026. Forecast and rent from Zillow Research. Updated monthly.
Median sale price
$489K
The middle sale price: half of homes sold for more, half for less
Days on market
32 days
How long homes typically take to sell
Homes for sale
2,997
Homes still for sale at the end of the month
Sale vs. ask price
99.1%
99.1% means homes sold ~0.9% below asking on average
Market type
What's this?Based on months of supply
Seller's Market
3.5 months of supply = 2,997 homes for sale at month end ÷ 862 sold per month
If no new homes were listed, the homes for sale at month end would sell out in 3.5 months at the current pace.
- Under 4.0 months = seller's
- 4.0–6.0 = balanced
- Over 6.0 = buyer's
Zillow 12-month forecast
Projected home value change
+3.5%
Moderate growth expected over the next 12 months.
Based on Zillow data through August 2026. This is a forecast. It is not an observed return or a guarantee.
Market temperature
What's this?Compared with Ocean County's own history
50 = typical for Ocean in September
Mixed signals
Prices cooling, but homes still selling fast
Each factor compares this county with its own history (Sep 2016–2019, 2023–2025). 50 = typical for this county at this time of year (the mid-line on each bar). Under 40 = cooler than usual, over 60 = hotter than usual. When the factors pull hard in opposite directions, a middling score means they're cancelling out, so it's labeled mixed signals. Affordability is shown for context and isn't part of the score.
Market trends
Median sale price trend
Ocean County monthly median sale price, last 13 months
Days on market
- Teal = faster than the 13-month average
- Gray = slower
- Dashed line = average
Inventory levels
Homes for sale at month end vs. new listings each month
Sale vs. ask price
- Dashed line = list price (100%)
- Above it = homes sold over asking
See the monthly numbersSep 2025 to Sep 2026: median price, days on market, listings, and sale vs. ask price
Exact medians; headline values are rounded.
| Month | Median price | Days on market | Homes for sale | New listings | Sale vs. ask |
|---|---|---|---|---|---|
| Sep 2025 | $490,500 | 35 | 2,504 | 1,060 | 99.2% |
| Oct 2025 | $475,000 | 38 | 2,477 | 1,011 | 98.5% |
| Nov 2025 | $480,000 | 45 | 2,225 | 759 | 98.4% |
| Dec 2025 | $475,000 | 43 | 1,934 | 532 | 98.3% |
| Jan 2026 | $462,450 | 47 | 1,955 | 817 | 98.1% |
| Feb 2026 | $475,000 | 49 | 1,916 | 689 | 98.2% |
| Mar 2026 | $461,250 | 49 | 2,122 | 1,128 | 98.4% |
| Apr 2026 | $470,000 | 34 | 2,491 | 1,410 | 98.7% |
| May 2026 | $515,000 | 28 | 2,665 | 1,277 | 99.4% |
| Jun 2026 | $525,000 | 24 | 2,730 | 1,212 | 99.6% |
| Jul 2026 | $521,250 | 30 | 2,828 | 1,214 | 99.3% |
| Aug 2026 | $500,000 | 36 | 2,837 | 1,085 | 99.0% |
| Sep 2026 | $488,906 | 32 | 2,997 | 1,081 | 99.1% |
Town prices and rents
County average: $315/sqft. Tap or click a column header to re-sort. Town figures come from Redfin for Jul–Sep 2026 (rolling 3 months) and include towns with 10+ sales. Redfin reports towns by Census place, so some NJ townships don't have their own row, and a few rows cover only part of a township. Typical rent is Zillow's Observed Rent Index for Sep 2026 (asking rent across all home types); “–” means Zillow doesn't publish one for that town.
| Lavallette | $1,136 | $2,067 |
| Beach Haven | $1,131 | – |
| Point Pleasant Beach | $728 | $2,777 |
| Seaside Park | $713 | $2,094 |
| Point Pleasant | $530 | $2,944 |
| Seaside Heights | $437 | $2,123 |
| Tuckerton | $322 | $2,330 |
| Lakewood | $321 | $2,288 |
| Forked River | $318 | $2,800 |
| Toms River | $307 | $3,026 |
What this means for you
What this month's numbers mean for buyers, sellers, and investors in Ocean County.
For buyers
Some Room to Negotiate- →Supply is tight (3.5 months of supply), so this counts as a seller's market, but a mild one: homes aren't being bid up over asking, so buyers have some room to negotiate. I'd still get pre-approved before you tour so you can act when the right house comes up.
- →Homes are selling 8.6% faster than last year (median 32 days). Well-priced homes are moving, but you usually still have time to compare a few options.
- →Homes are selling slightly below asking (99.1%), so there's room to negotiate, especially on homes that have been on the market longer.
For sellers
Price to Market- →Median prices are essentially flat year-over-year (-0.3%). Pricing has to be precise: overpriced homes sit, and correctly priced homes sell.
- →Supply is tight (3.5 months of supply), but buyers are price-sensitive right now: homes are selling slightly below asking. I'd prep the house fully and price to the latest sales of similar homes.
- →Spring (March–May) typically brings peak buyer traffic in this county. It's better to list fully prepared than to rush to catch it.
For investors
Best Rent-to-Price of the 12- →Prices are roughly flat year-over-year in Ocean County, so a deal has to work on current rents. I'd focus on cash flow and on buying below market.
- →Typical rent here is about $2,588/month (Zillow, Sep 2026, up 3.7% YoY). At the ~$489K median price, that's a gross yield of 6.4% and an estimated cap rate around 3.0% after property taxes and 30% of rent for other costs, before financing. That's the highest estimated cap rate among the 12 counties I track.
- →With a ~$489K median entry price, Ocean County comes closer to cash flow than most. Financed at today's rates, a purchase here still needs a large down payment or a below-median price to cover its costs.
From the blog
Posts are snapshots of the data on the date shown. Redfin revises past months, so older posts keep the figures as first published. The dashboard above has the latest numbers.
NJ Real Estate Market Report — September 2026
New Jersey is still a seller's market in 9 of 12 counties, but the summer heat is gone: nine counties ran hotter than their normal in July, and none did in September. Price growth stalled, inventory hit a 2026 high, and mortgage rates crossed 7%. Full 12-county breakdown.
Read →How to Sell Your NJ Home in 2026
The 2026 NJ market rewards sellers who price right, prepare the house, and move fast. Here's how to do each one, from pulling comps to clearing attorney review.
Read →First-Time Home Buyer's Guide to New Jersey (2026)
What to know before you buy your first home in NJ, step by step from pre-approval to closing, with 2026 market context.
Read →Nearby counties
Monmouth County
Seller's MarketMedian price · 25 days on market
Burlington County
Seller's MarketMedian price · 37 days on market
Middlesex County
Balanced MarketMedian price · 75 days on market
Median prices from Redfin, September 2026. Sparklines show the monthly median price, Sep 2025 to Sep 2026. Each has its own scale, so read it for direction only.
Want this for your own home?
I can run a market analysis for your own property, or for the homes you're searching for, in Ocean County.
15–20 minutes. No obligation.