PREMIER
Mantoloking
OCEAN COUNTY — NORTHERN BARNEGAT PENINSULA
MEDIAN LISTING PRICE
$3,820,000
YEAR-OVER-YEAR CHANGE
+12%
AVG DAYS ON MARKET
45 – 90 days
EST ANNUAL STR INCOME
$80,000 – $200,000+
About Mantoloking
Mantoloking is in a category by itself on the Jersey Shore. Year-round population of 340 people. Median household income exceeding $250,000. Eighty-six percent of homes are vacant for most of the year. This is not a neighborhood — it is a private coastal enclave for people who have already built their wealth and are now deciding where to place it at the highest possible coastal address.
Almost all real estate in Mantoloking fronts directly on the Atlantic Ocean or the Barnegat Bay. There is virtually no commercial activity within the borough. The streets are quiet even in peak July. That quietude is not accidental — it is the result of generations of intentional preservation. When Hurricane Sandy devastated the town in 2012, the rebuild produced architectural quality that has permanently reset the price floor for the entire municipality.
Oceanfront listings range from $7.5 million to $16 million. New construction buyers here are not seeking rental income or appreciation projections. They are acquiring a generational coastal asset at the highest standard the Jersey Shore offers.
The Mantoloking Market Right Now
Mantoloking operates by different economic rules than every other town on this peninsula. The primary buyer is all cash. The mortgage rate environment that has constrained buyers across the rest of the county has had virtually zero impact here. At this price point, not worth rate movement drives the purchase decision.
In 2026 the median listing price sits at $3.82 million, with recent closed sales ranging from $1.04 million for smaller non-oceanfront properties to over $16 million for prime oceanfront blocks at this end of the market.
Structural scarcity is the defining feature of this market. Coastal environmental law — specifically the Coastal Area Facility Review Act — prevents any meaningful new build or creation or density increase in Mantoloking. The total housing stock is fixed. Every year there are more buyers who can afford Mantoloking than there are properties available. That equation only resolves one way.
Short-Term Rental Performance
PEAK SEASON WEEKLY RATE
$2,000 – $8,000+ for oceanfront estates
SHOULDER SEASON MONTHLY RATE
$1,000 – $3,000
PEAK OCCUPANCY RATE
Very selective — most owners do not rent
ESTIMATED ANNUAL INCOME
$80,000 – $200,000+
STR REGULATION STATUS
RESTRICTED
Mantoloking is not primarily an STR investment market. Most buyers purchase for personal and family use. The small number of properties that do enter the rental market command some of the highest nightly rates on the peninsula, in line with the prestige of the address, the architectural quality, and the privacy offered.
Mantoloking has increasing scrutiny on short-term rentals. Verify current borough regulations before you purchase with rental intent.
Flood Zone Information
PRIMARY FEMA ZONES
VE and AE zones throughout — highest-risk coastal designations
ESTIMATED ANNUAL FLOOD INSURANCE
$5,000 – $17,000+ depending on elevation and zone
ELEVATION CERTIFICATE
Essential for every property transaction in Mantoloking
Mantoloking was the most severely damaged municipality on the Barnegat Peninsula during Hurricane Sandy. The post-Sandy rebuild has produced homes built to modern CAFRA coastal standards with proper elevation. Properties built before Sandy carry significantly higher insurance costs and should be carefully evaluated.
Every transaction in Mantoloking should include a professional review of the elevation certificate, the current FEMA flood map designation, and the current and projected insurance cost.
What We Are Watching in Mantoloking
The $16 million ceiling on recent oceanfront sales continues to establish new comparable highs with each transaction. All-cash buyers at the top of this market are behaving regardless of broader economic conditions. The floor is rising along with the ceiling.
RELATED COVERAGE
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