RISING
Normandy Beach
OCEAN COUNTY · TOMS RIVER TOWNSHIP · BARNEGAT PENINSULA
MEDIAN HOME PRICE
$1,190,000
YEAR-OVER-YEAR CHANGE
+8%
AVG DAYS ON MARKET
45 – 60 days
EST ANNUAL STR INCOME
$35,000 – $55,000
About Normandy Beach
Normandy Beach is the Shore town most people drive straight through without ever stopping. It sits sandwiched between Mantoloking to the north and Lavallette to the south on the Barnegat Peninsula, and it has almost no name recognition outside of the towns that love it quietly and fiercely.
Year-round population of 462 with a median age of 64. Primarily single-family homes on the ocean or bay. No commercial strip, no boardwalk, no tourist activity. This is a community of longtime Shore families who have owned here for decades and who actively maintain the town's low profile. They are not interested in Normandy Beach becoming the next Ortley Beach and they have been largely successful in preventing it.
The result is a town that is genuinely priced at a discount relative to its neighbors on both sides. You can own a Barnegat Peninsula home between Mantoloking and Lavallette — two of the most expensive addresses on the island — at a price point that reflects neither of those neighbors. That disconnect is the Normandy Beach opportunity.
The Normandy Beach Market Right Now
Public data on Normandy Beach is limited because transaction volume is so low and the town has no separate municipal identity from a data perspective — it falls within Toms River Township in Ocean County. What The Shore House tracks from actual sales activity suggests median values approaching $1.35 million in 2026 for ocean and bay block properties, with appreciation running roughly in line with the broader peninsula trend.
The bungalow replacement wave that has transformed Ortley Beach and parts of Lavallette is just beginning to reach the northern end of Normandy Beach. Developers are starting to take notice of the price gap between this town and its immediate neighbors. When a bungalow sells here to a developer and a $1.6 million new construction home goes up in its place, the comparable sale resets the entire street's value.
This is still a market where personal and local knowledge create genuine edge. Off-market transactions are common. The right buyer in Normandy Beach often comes through a mailing, a longtime family connection, or a Shore specialist agent who knows which properties are quietly available. This is not a town you can research thoroughly through Zillow.
[RESIDENTS-ONLY CHART — COAST WILL PROVIDE]
Short-Term Rental Performance
PEAK SEASON WEEKLY RATE
$250 – $450
SHOULDER SEASON MONTHLY RATE
$150 – $275
PEAK OCCUPANCY RATE
70 – 80%
ESTIMATED ANNUAL REVENUE
$35,000 – $55,000
STR REGULATIONS STATUS
ENDED
Normandy Beach has a modest STR market. Most properties are used by their owners and extended families rather than rented commercially. The town's character — quiet, private, older demographic — does not generate the same renter demand as Seaside Heights or Ortley Beach.
STR income should not be the primary investment thesis here. Appreciation and the closing of the price gap with neighboring towns is the story. Toms River Township regulations apply.
Flood Zone Information
ESTIMATED ANNUAL FLOOD INSURANCE
$2,500 – $6,000 depending on elevation
PRIMARY FEMA ZONE
AE zone for most properties, VE for oceanfront
ELEVATION CERTIFICATE
Strongly recommended for any purchase
Normandy Beach has mixed flood risk depending on the specific property and its position on the peninsula. Ocean block and low-lying bay properties carry the highest exposure.
Many properties built after Sandy have been elevated and carry more favorable insurance designations. As always on the peninsula, verify the elevation certificate and current FEMA zone designation before any offer.
What We Are Watching in Normandy Beach
The developers are coming. New construction prices in Ortley Beach have crossed $1.3 million. As those comps travel north through Normandy Beach, the town's pricing relative to its neighbors becomes increasingly difficult to sustain. The window to buy the Normandy Beach discount is open today. It will not stay open indefinitely.
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