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Lakewood Real Estate

Lakewood Township has one of Ocean County's most unusual housing markets. Rapid population growth, extensive family-oriented construction, townhomes and attached housing, older neighborhoods, rentals and some of New Jersey's largest 55+ communities all operate within the same municipality.

That mix makes townshipwide medians especially easy to misread. A resale in Leisure Village, a newly built family home, an attached unit, a multifamily property and a large single-family house can all appear in the same Lakewood market statistics even though they serve very different buyers.

Single-Family HomesTownhomes & Condos55+ CommunitiesNew Construction Multifamily HousingRentalsZoning & Permits08701
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July 2026 Housing Market Snapshot

These figures are dated July 2026. Lakewood's mix of family housing and lower-priced active-adult units can cause some market measures to diverge sharply. Use townshipwide numbers for context, not as a substitute for neighborhood-level comparable sales.

$588,670Zillow typical home value as of July 31, 2026
+7.9%year-over-year change in Zillow's typical Lakewood home value
277for-sale inventory reported by Zillow on July 31, 2026
37 daysmedian time to pending reported by Zillow in July 2026
$423,000 Median Sale PriceZillow's June 2026 median sale price. This figure is much lower than its typical-value index because lower-priced attached and 55+ resales are part of the same townshipwide market.
0.992 Sale-to-List RatioJune 2026 median sale-to-list ratio, indicating that many properties sold close to asking price overall.
27.6% Sold Over ListMore than one-quarter of June sales closed above list price, while 54.2% sold below list, another sign of a highly segmented market.
$2,137 Average RentZillow's July 2026 observed average asking rent for Lakewood.
Market-segmentation warning: Compare family homes with similar family homes, active-adult properties with similar 55+ resales, and attached or multifamily units with comparable properties. A single Lakewood median can combine several very different submarkets.

Lakewood Housing Types

Family Single-Family HousingNewer and established detached homes are found throughout Lakewood, including large-family layouts, renovated older homes and new construction in rapidly developing neighborhoods.
Townhomes & Attached HomesAttached housing is a significant part of the Lakewood market. Buyers should review association documents, maintenance responsibilities, insurance, reserves, parking and rental restrictions.
Multifamily & Two-Family HousingLakewood contains duplexes, multifamily properties and other higher-density housing. Confirm zoning, approved unit count, occupancy, parking and certificate history before purchase.
55+ HousingLarge age-restricted communities represent a major share of Lakewood's resale inventory and often have substantially different price points from family housing.
Rental HousingSingle-family homes, apartments, attached units and multifamily properties serve a large rental population. Township rental-registration and occupancy requirements apply.
New ConstructionLakewood continues to see substantial residential development. Buyers should confirm tax estimates, final approvals, builder warranties, utility status, road completion and HOA obligations.

55+ & Active-Adult Communities

Lakewood is one of New Jersey's largest active-adult housing centers. Some communities contain thousands of homes, so 55+ resales materially influence townshipwide housing statistics.

Leisure VillageLarge 55+ community with 2,433 homes, multiple recreation centers, pools, golf, lakes, clubs and other resident amenities.
Leisure Village EastGated 55+ community with clubhouse, fitness, pool, golf, bocce, shuffleboard, libraries and fishing lakes.
Four Seasons at LakewoodGated 55+ community with single-family and attached homes, clubhouse, indoor and outdoor pools, fitness, tennis, pickleball, bocce and executive golf.
Fairways at Lake RidgeLarge age-restricted community with golf-oriented recreation and extensive clubhouse amenities.
Enclave at FairwaysActive-adult residential community with clubhouse and recreation amenities.
A Country PlaceEstablished 55+ community with attached housing and a lower-maintenance ownership model.
Lions Head WoodsEstablished active-adult community offering attached and single-level housing options.
Horizons at Woodlake55+ community with attached housing and resident recreation facilities.
Active-adult due diligence: Review age restrictions, HOA fees, special assessments, reserve funding, master insurance, exterior maintenance, roof responsibility, pet rules, parking, leasing limits and any capital contribution before purchase.

Growth, Density & New Development

Lakewood's population grew from 92,843 in 2010 to 135,158 in 2020 and an estimated 143,765 in 2025. Housing demand, redevelopment and land-use pressure are therefore central parts of the township real-estate market.

Development PressureVacant and underused parcels can attract substantial redevelopment interest, especially near established roads, schools, commercial areas and utility infrastructure.
Density MattersZoning can permit very different residential densities across Lakewood. Do not assume a neighboring property can only be developed similarly to its current use.
Traffic & AccessRoute 9, County Line Road, Cedar Bridge Avenue, New Hampshire Avenue and local collector roads can experience heavy traffic. Evaluate daily access as part of property selection.
Schools & TransportationLakewood's unusually large school-age population makes school transportation and local traffic patterns important practical considerations for buyers.
Nearby ApplicationsFor long-term buyers, review Planning Board and Zoning Board applications near the property rather than relying only on what is built today.
Affordable HousingLakewood administers federal and state community-development and affordable-housing programs, including deed-restricted opportunities when available.

Property Taxes & Assessments

Lakewood's Tax Assessor determines property assessments, while the Tax Collector bills and collects taxes for the municipality, county, school district and applicable fire district. For an individual property, the actual current tax bill is more useful than applying a townshipwide rate to a listing price.

Tax Assessor231 Third Street · 732-364-2500 ext. 5248. Maintains assessments, ownership information, tax maps, deductions and appeal information.
Tax Collector231 Third Street · 732-364-2500. Property taxes are due February 1, May 1, August 1 and November 1, with the township's statutory grace period.
Online Property LookupLakewood provides an online property-tax lookup by block, lot, address or owner name.
Assessment AppealsAssessment appeals are filed through the Ocean County Tax Board. The ordinary filing deadline is April 1 of the tax year at issue.
Do not estimate taxes from purchase price alone. Review the property's actual bill, current assessment and any added assessment from new construction or improvements.

Zoning, Permits & Property Use

Lakewood has an extensive zoning system that includes residential, business, industrial, airport-hazard and special-purpose districts. Zoning approval is required before many building and property improvements.

Confirm the ZoneContact Lakewood Zoning for the current zoning district and applicable bulk requirements rather than relying on an old listing or map screenshot.
Zoning Before ConstructionZoning approval is required before new construction and before additions or accessory structures such as fences, sheds, pools and detached buildings.
Fence & Shed PermitsLakewood currently requires permits for all fences and for sheds of any size.
Home OccupationHome-based business uses may require a home-occupation permit and must comply with current zoning rules.
Parking & OccupancyFor multifamily, rental or high-occupancy properties, verify legal bedrooms, parking requirements, approved units and occupancy limits.
Planning ApplicationsThe township publishes current Planning Board and Zoning Board applications, agendas, meeting schedules and adopted resolutions.

Selling a Home: Smoke Certificate

Lakewood's current inspections guidance states that a full Certificate of Occupancy is not required simply because a home is being sold. However, a smoke detector and carbon monoxide compliance certificate is required for a residential resale.

Resale RequirementContact Lakewood Housing/Code Enforcement for the current smoke and carbon-monoxide application, inspection requirements and scheduling.
Permit HistoryEven though a resale CO is not generally required, buyers should still verify additions, finished basements, decks, accessory structures and other improvements were properly permitted.
Open PermitsUnresolved permits or violations can complicate a transaction and should be researched before closing.
Survey & BoundariesReview a current survey for fences, driveways, additions, setbacks, easements and property-line issues.

Rental Property & Landlord Requirements

Lakewood regulates rental occupancy through its Housing and Code Enforcement process. Current township materials require a Rental Certificate of Occupancy, landlord registration and supporting documentation.

Rental Certificate of OccupancyThe current application requires owner/agent identification, a signed lease, occupant information and a $65 application fee, subject to change.
Landlord RegistrationOne- and two-unit rental dwellings require landlord registration with the Township Clerk. Multiple dwellings are generally registered with the New Jersey Department of Community Affairs.
Lead-Safe CertificationFor rental properties built before 1978, current township guidance requires lead-safe certification when applying for the Rental Certificate of Occupancy unless an exemption applies.
Inspection ReadinessThe unit must be ready for inspection and any construction requiring permits should be resolved before occupancy approval.
Investment-property buyers: Verify the legal number of units, bedroom count, occupancy limits, parking, rental registration, lead requirements and certificate history before assuming existing rental use can continue unchanged.

Utilities, Flooding & Environmental Review

Water & SewerMany Lakewood properties use public water and sewer, but service should be confirmed for the exact parcel, especially for redevelopment or larger sites.
StormwaterLakewood's dense development makes drainage, impervious coverage and stormwater management important for both individual properties and larger projects.
Flood MappingReview current FEMA flood maps and insurance requirements for properties near lakes, streams, wetlands and lower-lying drainage areas.
Environmental ConstraintsWetlands, buffers, soil conditions and prior land use can affect development potential even when a parcel appears buildable.

Buying in Lakewood: Due-Diligence Checklist

Selling & Pricing a Lakewood Property

Use the Right ComparablesDo not mix active-adult resales, attached family units and detached family homes when pricing. Lakewood's submarkets behave very differently.
Document ImprovementsGather permits, surveys, warranties, tax records, association documents and improvement records before listing.
Resolve Violations EarlyOpen permits, illegal conversions or code violations can become significant transaction problems when discovered late.
Explain the LocationAccess to Route 9, schools, shopping, houses of worship, industrial employment, parks and neighboring municipalities can strongly influence buyer demand.

Official Property & Housing Resources

Lakewood TownshipMunicipal government, planning, zoning, permits, taxes, housing and public notices. Lakewood Tax AssessorAssessment records, appeals, deductions, tax maps and ownership information. Property Tax LookupSearch Lakewood tax records by block, lot, address or owner. Lakewood Tax CollectorTax billing, payment information, due dates and online payment services. Lakewood ZoningZoning permits, applications, requirements, meeting schedules and current notices. Inspections & ConstructionConstruction permits, inspection scheduling, resale smoke certificates and occupancy information. Code Enforcement & HousingRental CCO, landlord forms, smoke/CO applications, housing compliance and inspections. Community DevelopmentCDBG, affordable housing and community-development programs.

NJTGO Real Estate Advertising

Real-estate professionals: NJTGO can provide Lakewood-focused visibility for brokerages, agents, mortgage professionals, inspectors, appraisers, property managers, title professionals and related service providers.
Paid property promotion: Enhanced real-estate advertising can include property photographs, price, property type, bedrooms, baths, community or development, key features and a direct link to the agent or listing page. External commercial links are paid features and are not included with a basic free listing.

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