Hot
Point Pleasant Beach
Ocean County — Northern Barnegat Peninsula
Median Sale Price
$1,349,000
Year-Over-Year Change
+5.4%
Avg Days on Market
41 days
Est Annual STR Income
$55,000 — $85,000
Hot
Point Pleasant Beach
Ocean County — Northern Barnegat Peninsula
Median Sale Price
$1,349,000
Year-Over-Year Change
+5.4%
Avg Days on Market
41 days
Est Annual STR Income
$55,000 — $85,000
About Point Pleasant Beach
Point Pleasant Beach sits at the northern end of the Barnegat Peninsula where the Manasquan River meets the Atlantic Ocean. Of all the towns on the peninsula, Point Pleasant Beach is the most complete year-round community. Real downtown. Real restaurants that stay open past Labor Day. Real schools. Real infrastructure. Jenkinson's boardwalk draws visitors from April through October. The inlet is active with fishing boats and recreational watercraft year-round.
This completeness is what commands the premium. When you buy in Point Pleasant Beach you are not just buying a beach house. You are buying into an established town that functions and thrives in every season. The buyer profile here has evolved significantly — the traditional Shore house family from Central Jersey is now competing with remote workers from New York City and Philadelphia who want the coastal lifestyle with real amenity infrastructure around them.
The median sale price sits at $1,349,000 with homes averaging 41 days on market — a competitive pace that reflects the depth of demand at this location.
The Point Pleasant Beach Market Right Now
Point Pleasant Beach is one of the most consistently performing real estate markets on the Barnegat Peninsula because its appeal is not dependent on a single season. The Jenkinson's boardwalk complex anchors tourism from Memorial Day through Columbus Day, and the town's restaurants, shops, and community infrastructure sustain a real year-round economy. This economic diversification gives the real estate market a foundation that purely seasonal towns do not have.
The median sale price at $1,349,000 in early 2026 represents a 5.4 percent gain over the prior year, tracking slightly below the most aggressive appreciation markets on the peninsula but with significantly more transaction volume and liquidity.
Waterfront and near-boardwalk properties are increasingly being purchased as primary residences by NYC and Philadelphia buyers who have decided the coastal lifestyle is worth the commute. This shift is gradual but meaningful — it replaces the traditional seasonal buyer with a more financially resilient permanent buyer.
[RESIDENTS-ONLY CHART — COAST WILL PROVIDE]
Short-Term Rental Performance
PEAK SEASON WEEKLY RATE
$350 — $700
SHOULDER SEASON MONTHLY RATE
$200 — $400
PEAK OCCUPANCY RATE
80 — 90%
ESTIMATED ANNUAL REVENUE
$55,000 — $85,000
STR REGULATIONS STATUS
Mixed
The STR market in Point Pleasant Beach benefits from the boardwalk's extended season. Most of the peninsula goes quiet after Labor Day. Point Pleasant Beach rental demand continues into September and October as visitors come for Jenkinson's, the fishing boats, and the town's restaurants.
This extended season is a meaningful advantage for property owners compared to towns that peak in July and August only. Verify current municipal STR regulations and permit requirements before purchasing with rental intent.
Flood Zone Information
Primary FEMA Zones
AE zone for most of town, VE for oceanfront and low-lying inlet areas
PEstimated Annual Flood Insurance
$3,000 — $7,000 depending on elevation and zone
Elevation Certificates
Required for many properties, especially near the inlet
Point Pleasant Beach sits at the inlet where the Manasquan River meets the ocean, which creates specific flood risk dynamics for properties near the waterway. The inlet area has historically experienced flooding during major storms and nor'easters.
Properties elevated above base flood elevation carry significantly lower insurance costs. Review the FEMA flood map and elevation certificate carefully for any property near the inlet or in low-lying areas of the town.
What We Are Watching in Point Pleasant Beach
The price per square foot in Point Pleasant Beach has been climbing steadily as the quality of available inventory shifts toward new elevated construction. Entry-level price points that existed three years ago are gone. The market is moving up-tier and buyers who acted early in that transition have significant equity gains to show for it.
RELATED COVERAGE
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