Point Pleasant Beach Real Estate Market Update: Fall 2026

As summer gives way to fall, it's a good moment to look at where the Point Pleasant Beach housing market stands. The headline: prices are up, homes are selling at a steady pace, and the market is competitive without being frantic. Here's what the latest numbers show and what they mean whether you're buying, selling, or just keeping an eye on your home's value.

All figures below are from Redfin's Point Pleasant Beach housing market page as of October 21, 2026, based on MLS and public-record data. Point Pleasant Beach is a small borough of about 4,800 residents, so a handful of sales can move these numbers a lot from month to month.

The numbers at a glance

Source: Redfin, Point Pleasant Beach, NJ Housing Market.

A note on price per square foot. A jump of more than 50% in one year almost certainly reflects which homes sold (for example, more oceanfront or new construction in the mix), not every home suddenly being worth 50% more. Treat it as a sign that high-end inventory traded actively, not as a measure of your home's appreciation.

What's driving the market

1. Low inventory, steady demand. With only about two dozen sales a month in a borough this size, every desirable listing gets attention. Point Pleasant Beach offers something few shore towns combine: a real downtown, a boardwalk, an inlet, and a NJ Transit train station on the North Jersey Coast Line, with service to Newark Penn, Hoboken, and New York Penn. That keeps both year-round and second-home buyers coming.

2. Buyers are paying closer to asking. The sale-to-list ratio rose to 98.9%, and nearly a third of homes sold above list price. At the same time, fewer sellers had to cut their price (16.5% vs. about 24% a year earlier). Well-priced homes are moving; overpriced homes still sit.

3. Mostly local demand. Redfin's search data for April–June 2026 showed 78% of Point Pleasant Beach home shoppers looking to stay within the metro area, so most demand here is regional rather than out-of-state.

4. Flood risk is part of every conversation. Redfin's climate data (from First Street) estimates that 88% of properties in Point Pleasant Beach face severe flood risk over the next 30 years. Since March 2024, New Jersey sellers have had to disclose FEMA flood-zone status and known flood history on the required flood-risk section of the Seller's Property Condition Disclosure Statement. Buyers are using that information, and elevation and insurance costs increasingly show up in pricing.

What it means for sellers

• Price it right from day one. With homes averaging about 2% below list and price drops becoming less common, a sharp list price is how you land in the "sold above list" group.
• Fall is a real selling season. Days on market are holding near six weeks. Serious buyers shop after Labor Day, and you'll face less competing inventory than in spring.
• Have your paperwork ready. Flood disclosures, elevation certificates, rental history, and any borough certificate-of-occupancy requirements make buyers more confident and keep closings on schedule.
• Plan for the "mansion tax" if you're over $1 million. Since July 10, 2025, New Jersey's Graduated Percent Fee (the "mansion tax") on qualifying sales over $1 million is paid by the seller, at rates starting at 1% and rising to 3.5% above $3.5 million. With the median now near $1.2 million, many local sellers are affected. Talk with your attorney or accountant about your net proceeds.

What it means for buyers

• Get pre-approved before you tour. In a market where nearly a third of homes sell above list, being ready to write an offer quickly matters.
• Use the fall slowdown. Fewer buyers shop in the off-season, and homes still listed after summer can offer room to negotiate.
• Budget for flood insurance early. Get an insurance quote and look at the elevation certificate before the attorney review period ends.
• Know which "Point Pleasant" you're shopping. Point Pleasant Beach and Point Pleasant (the borough) share the 08742 ZIP code but are separate towns with different schools, taxes, and markets. Make sure any data you look at matches the town you want.

The bottom line

Point Pleasant Beach remains one of the most desirable small towns on the Jersey Shore, and the fall 2026 numbers show it. Prices are up double digits year over year, homes are selling in about six weeks, and well-prepared buyers and sellers both have a path to a good outcome.

Want numbers for your street? National averages can't tell you what your home is worth. Glenmary Real Estate is based right here at 409 Richmond Ave in Point Pleasant Beach. Request a free home valuation or call 732-630-3000.

Sources (checked Oct 21, 2026): Redfin, Point Pleasant Beach Housing Market: redfin.com/city/15482/NJ/Point-Pleasant-Beach/housing-market · NJ Division of Taxation, Realty Transfer Fee / Graduated Percent Fee: nj.gov/treasury/taxation/realty.shtml · NJDEP Flood Disclosure Law: dep.nj.gov/flooddisclosure/ · Point Pleasant Beach, NJ (Wikipedia): en.wikipedia.org/wiki/Point_Pleasant_Beach,_New_Jersey

This article is general market information, not legal, tax, or financial advice.