Ocean County Real Estate Market Forecast: January 2026 Update

As we kick off 2026, Ocean County’s real estate market is sending mixed signals—and whether you’re buying, selling, or just keeping tabs, it's important to understand where things are heading. From beachside bungalows in Point Pleasant to suburban neighborhoods in Toms River and Brick Township, shifts in interest rates, inventory, and buyer behavior are shaping a new chapter at the Jersey Shore.

Here’s what you need to know about the Ocean County housing market in January 2026—and how you can make smart moves in today's changing landscape.

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📊 Quick Overview: Ocean County Market Snapshot – January 2026

• Median Sale Price: $519,000
• Average Days on Market: 42
• Active Listings: Up 18% year-over-year
• Interest Rates: Averaging 6.35% (30-year fixed)
• Buyer Competition: Moderate to low
• Seller Motivation: Increasing, especially inland

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🏡 Home Values Are Stabilizing—Not Sliding

After years of rapid appreciation, the Ocean County market is beginning to level off. As of January 2026, the median sale price has modestly increased by 2.7% compared to January 2025. That’s a slower rate than we’ve seen over the past three years, but it’s a sign of a more sustainable market.

Luxury properties along the waterfront in towns like Lavallette and Ortley Beach are holding their value particularly well. Meanwhile, inland communities such as Manchester and Bayville are seeing more price sensitivity due to higher mortgage rates.

Expert Insight: “We’re seeing a soft landing rather than a crash,” says Broker Joseph E. Haberl. “Sellers still have pricing power—especially if they’re priced right and homes are well-maintained.”

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🧭 Interest Rates Are Influencing Buyer Decisions

Mortgage rates remain above 6%—not historically high, but certainly higher than post-pandemic lows. This is making affordability a bigger issue for first-time buyers and those looking to upsize.

Buyers are responding by becoming more selective. Homes that are updated, move-in ready, and priced according to market conditions are the ones that are moving quickly. The rest? They’re lingering—and often seeing price reductions after the first few weeks.

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🔍 Inventory Is Slowly Rebuilding

Ocean County inventory has been low for years, but as of January 2026, we’re starting to see a slow uptick. Active listings are up 18% compared to the same time last year. New construction in developing sections of Toms River and Barnegat is also helping to ease supply pressures.

However, the market is still competitive in coastal towns. Waterfront and shore-adjacent properties remain in high demand, particularly in Seaside Heights, Point Pleasant Beach, and Lavallette.

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🏖️ Shore Communities Remain Hotspots

While buyers are cautious overall, Ocean County’s summer-style living continues to be a draw. Remote workers, retirees, and investors are all eyeing prime real estate along the Barnegat Bay and Atlantic coast.

Communities like:

• Lavallette – High demand, limited inventory
• Point Pleasant Beach & Boro – Still commanding premium prices
• Seaside Heights – Emerging as a year-round destination
• Toms River (Silverton & East Dover) – Strong family buyer interest

These areas have retained their strong appreciation, even as other segments of the market cool slightly.

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💼 Seller’s Outlook: Time to Prepare, Not Panic

If you’re thinking about listing your Ocean County home this winter or spring, proper preparation is key. Expect buyers to do their homework—and come armed with questions about utility costs, flood insurance, and recent upgrades.

Tips for Ocean County Sellers in 2026:

• Price it right: Don’t chase last year’s comps. Look at closed sales in Q4 2025.
• Stage for success: Spend money smartly. Curb appeal and interior cleanliness matter.
• Get a Realtor® involved early: The right listing strategy (and timing) can impact your bottom line.

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🔑 Buyer’s Insight: Be Ready, But Be Realistic

For buyers, the 2026 market opportunity comes down to patience and preparation. More inventory and stabilizing prices mean you're less likely to get caught in bidding wars, but sellers are still expecting strong offers—especially on well-located homes.

Tips for Ocean County Buyers This Month:

• Get pre-approved before touring: With interest rates high, your monthly payment matters more than ever.
• Think long-term: If you love the neighborhood and plan to stay for 5+ years, timing the market is less important.
• Look at homes that need updating: With less competition, you might find value-add opportunities.

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📅 What to Expect This Spring in Ocean County

As we move into the core 2026 selling season, expect more listings, stronger buyer turnout, and potentially modest price increases in sought-after locations. However, economic uncertainty and interest rate volatility will keep the market active—but not overheated.

Look for:

• Spring listings peaking in late March through May
• More seller incentives, including rate buydowns and closing cost assistance
• Continued strength in coastal condo markets

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Final Thoughts: A Balanced Market Is Taking Shape

The January 2026 update for Ocean County real estate suggests we’re approaching a more balanced market. This is good news for both buyers and sellers—as long as expectations are realistic, and decisions are informed.

Need help navigating your neighborhood’s numbers? Whether you're eyeing a beach condo in Seaside Heights or listing a family home in Brick, local insight makes a difference.

Reach out any time—I’m always here to help guide your next move.

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About the Author

Joseph E. Haberl is the Broker-Owner of Our Shore Real Estate LLC, serving Ocean County, New Jersey for over 21 years. With deep expertise in Toms River, Brick Township, Seaside Heights, Point Pleasant Beach, and Lavallette, Joe helps buyers and sellers navigate the Jersey Shore real estate market with confidence.

📍 Our Shore Real Estate LLC
2008 Route 37 E Suite 12, Toms River, NJ 08753
☎️ Office: 732-244-1774
📱 Mobile: 732-674-3149
📧 jhaberl@josephhaberl.com
🌐 OurShoreRealEstate.net

📜 NJ Broker License #0452408

⚖️ Equal Housing Opportunity

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