Ocean County · Point Pleasant Borough · Housing Guide
Point Pleasant Borough Real Estate
Point Pleasant Borough combines established year-round neighborhoods with riverfront and creekfront property, rebuilt Shore-style homes, condos and townhomes, giving buyers a wide range of housing choices within a compact 3.49-square-mile community.
This guide covers Point Pleasant Borough. It does not cover the separate Borough of Point Pleasant Beach, whose oceanfront and boardwalk housing market behaves differently.
2026 Point Pleasant Housing Market Snapshot
Realtor.com Economic Research reported the following indicators for June 2026 for Point Pleasant. Because online real-estate portals can define local market boundaries differently, use these figures as a broad market snapshot rather than a valuation for a particular property.
$874,500median listing price in June 2026
$852,500median sold price reported for June 2026
$512median listing price per square foot
25 Daysmedian time on market
Market context: Realtor.com's June 2026 snapshot characterized Point Pleasant as a seller's market, with homes selling at approximately 101% of asking price on average. Waterfront, new-construction and lower-priced inland homes can behave very differently from the Borough-wide median.
Housing Profile
81.6%owner-occupied housing rate, Census 2020-2024
$575,300median owner-occupied housing value, Census 2020-2024
$2,700median monthly owner cost with a mortgage, Census 2020-2024
$1,930median gross rent, Census 2020-2024
Different data sets: Census values are multi-year community estimates, while current listing and sold-price statistics reflect recent market activity. Neither should replace a property-specific appraisal or comparative market analysis.
Point Pleasant Housing Areas & Property Types
Traditional ResidentialEstablished Inland NeighborhoodsLarge portions of the Borough consist of mature single-family streets with ranches, Cape-style homes, split-levels, colonials and newer replacement homes near schools, parks and commercial corridors.
WaterfrontManasquan RiverRiverfront and near-river homes can offer sweeping views, boating access and premium locations, with flood, wind, bulkhead and insurance issues requiring special attention.
WaterfrontBeaver Dam Creek & LagoonsCreek, lagoon and canal-adjacent properties may offer docks and protected water access while varying substantially in water depth, bridge clearance, flood exposure and shoreline condition.
Newer / RebuiltShore-Style New ConstructionOlder cottages and smaller homes continue to be replaced or substantially expanded, producing newer elevated and larger homes throughout selected Borough streets.
Attached HousingCondos & TownhomesThe Borough includes smaller condominium and townhouse developments that can offer a lower-maintenance alternative to detached single-family ownership.
RentalYear-Round RentalsRental housing exists throughout the Borough, but local rules prohibit residential rental terms shorter than 30 days.
Waterfront Property, Flood Zones & Elevation
Point Pleasant Borough is surrounded and crossed by water. The Manasquan River, Beaver Dam Creek, lagoons, canals and low-lying areas make floodplain due diligence one of the most important parts of a local purchase.
Identify the Flood ZoneUse the Borough/FEMA flood mapping resources for the exact address rather than assuming neighboring homes share the same designation.
BFE vs. DFEThe Borough states that its Design Flood Elevation used for building-code purposes is three feet higher than Base Flood Elevation.
Elevation CertificateObtain and review an elevation certificate when available, particularly for waterfront, elevated or flood-zone property.
Flood InsuranceRequest a property-specific insurance quote early. Current premium, elevation and coverage conditions can materially affect affordability.
Bulkheads & ShorelineInspect bulkhead age, material, tiebacks, movement, height and remaining useful life; waterfront repairs can be major capital expenses.
Docks & Boat LiftsVerify permits, dimensions, structural condition and whether the dock/lift configuration works for the intended boat.
NavigationWater depth, tides, bridge clearance, shoaling and the route to the Manasquan River can matter as much as the existence of a dock.
Wind & Coastal InsuranceHomeowners and wind coverage can vary based on location, age, roof, construction, elevation and insurer requirements.
Construction guidance: the Borough notes that its adopted flood maps and DFE are used for additions, renovations and new construction. Flood-insurance rating may use different FEMA information, so construction compliance and insurance rating should be verified separately.
Property Taxes, Assessments & 2025 Revaluation
The Point Pleasant Tax Assessor maintains ownership, assessment, recent-sales and tax-map records for every parcel in the Borough. Point Pleasant was ordered by Ocean County and the State of New Jersey to undergo a 2025 property revaluation.
Use the Current Parcel AssessmentDo not estimate taxes simply by multiplying the purchase price by an older tax rate. Review the current assessment and actual tax bill for the block and lot.
Revaluation MattersA municipal revaluation updates assessments toward market value and can change the relationship between assessment and tax rate without affecting every property equally.
Recent SalesThe Assessor's Office makes recent-sales information available, useful when reviewing comparable transactions.
Tax MapsOfficial tax maps help confirm block/lot identification and parcel configuration for assessment purposes.
Property Tax ReliefQualified veterans, seniors, disabled persons and eligible surviving spouses may have access to State or local tax-relief programs.
AppealsThe Borough currently lists April 1 as the normal appeal deadline and May 1 in a revaluation/reassessment year.
Municipal Water & Sewer
Point Pleasant Borough provides municipal water and sewer service. Utility costs and account status should be included in closing due diligence.
Current Household RateThe Borough currently publishes a combined water/sewer usage rate of $7.90 per thousand gallons.
Ready-to-Serve ChargeThe Borough also publishes a $95 ready-to-serve charge per living unit.
Final ReadClosing professionals should arrange or verify required final readings and outstanding balances before transfer.
Delinquent AccountsThe Borough states that significantly delinquent utility accounts can be subject to service termination and municipal collection procedures.
Schools & Residential Location
Point Pleasant Borough has its own four-school public district, an important distinction from neighboring Point Pleasant Beach.
Nellie F. Bennett Elementary2000 Riviera Parkway · elementary and preschool programming.
Ocean Road Elementary1210 Benedict Street · elementary and preschool programming.
Memorial Middle School808 Laura Herbert Drive · Borough middle-school campus.
Point Pleasant Borough High School808 Laura Herbert Drive · grades 9-12.
Enrollment verification: school enrollment requires Borough residency documentation. Buyers and renters should confirm the correct elementary assignment and registration requirements directly with the district for the exact address.
Rentals & Landlord Requirements
Point Pleasant is primarily owner-occupied, but the Borough has an active rental market. Realtor.com's June 2026 snapshot reported a median asking rent of approximately $4,495 per month, based on a relatively limited active-rental inventory.
No Rentals Under 30 DaysPoint Pleasant Borough states that no dwelling may be rented or leased for a term shorter than 30 days.
Landlord RegistrationThe Borough maintains a landlord-registration form and current rental requirements for property owners.
Fire-Safety InspectionNew Jersey requires smoke detector, carbon-monoxide alarm and fire-extinguisher inspection when a one- or two-family home is sold or rented.
Lead-Based PaintApplicable pre-1978 rental dwellings must comply with State lead-based-paint inspection and certification requirements.
Tenant TurnoverThe Borough states that applicable pre-1978 units require follow-up lead inspection every three years or at tenant turnover, whichever is earlier, unless exempt.
Association RulesCondo and townhouse communities may impose additional leasing rules, minimum terms and tenant-registration requirements.
Resale & Rental Inspections
Point Pleasant Borough currently states that it does not require a municipal Certificate of Occupancy simply for the resale or rental of a home. That does not eliminate other State, County or Borough requirements.
Smoke / CO / ExtinguisherState-required fire-safety inspection applies to the sale or rental of one- and two-family homes and is handled through the Ocean County Fire Marshal.
Open PermitsBuyers should still investigate open building, electrical, plumbing, fire, zoning and floodplain permits before closing.
Unpermitted ImprovementsFinished basements, additions, decks, pools, generators, sheds, fences and waterfront work should be checked against municipal records.
Property MaintenanceCode-enforcement issues can remain relevant even without a traditional resale CO requirement.
Zoning, Construction & Improvements
The Borough requires zoning approval for many common property changes, including new construction, additions, changes in use and installations such as signs, air-conditioning platforms, generators, sheds and fences.
Zoning DistrictConfirm permitted uses, setbacks, lot coverage, building height and accessory-structure standards before planning major work.
Floodplain ReviewFloodplain management can be a required prior approval before a construction permit is reviewed.
Grading & DrainageNew construction, additions and site changes may trigger grading, drainage or engineering review.
Pools & BarriersSwimming pools require construction, zoning and barrier compliance under current municipal and State rules.
Home ElevationThe Borough publishes specific house-elevation requirements and contractor certification forms for elevated construction.
OPRA / Permit HistoryOlder building-permit records may require an OPRA request; the Borough publishes forms for property-record research.
Point Pleasant Borough vs. Point Pleasant Beach Real Estate
The two municipalities share ZIP Code 08742 and are frequently blended on national real-estate websites, but their housing markets are not interchangeable.
Point Pleasant BoroughPredominantly year-round residential neighborhoods, its own K-12 school district, Manasquan River beaches, established commercial corridors and river/creek waterfront homes.
Point Pleasant BeachSeparate oceanfront municipality with boardwalk, beach-tourism demand, a different school district and a housing market influenced much more heavily by Atlantic Ocean proximity and seasonal rentals.
Verify MunicipalityAn 08742 mailing address alone is not enough. Confirm the municipality, tax record and school district before comparing properties or taxes.
Buying in Point Pleasant: Due-Diligence Checklist
- Confirm Point Pleasant Borough municipality
- Block and lot / current tax record
- Current assessment and tax bill
- 2025 revaluation status for the parcel
- Survey and property boundaries
- Zoning district and permitted use
- Open construction permits
- Prior additions and renovations
- FEMA flood zone
- Base Flood Elevation
- Design Flood Elevation
- Elevation certificate if available
- Flood-insurance quote
- Homeowners / wind-insurance quote
- Bulkhead condition if waterfront
- Dock and boat-lift permits
- Water depth and bridge clearance
- Drainage and stormwater conditions
- Municipal water/sewer account
- Final utility read / balances
- Smoke / CO / extinguisher inspection requirements
- Lead inspection if an applicable rental
- Condo/HOA documents if applicable
- Association fees and reserves
- Rental restrictions
- School registration requirements
- Home inspection
- Wood-destroying-insect inspection as appropriate
- Radon/environmental testing as appropriate
- Nearby planning or zoning applications
Selling a Point Pleasant Property
Price to the Correct SubmarketWaterfront, renovated, new-construction, condo and conventional inland homes should be compared with genuinely similar properties.
Gather Flood DocumentationElevation certificates, flood policies, house-elevation records and permitted-improvement documents can reduce buyer uncertainty.
Document Waterfront WorkKeep permits, invoices and records for bulkheads, docks, lifts and shoreline improvements where applicable.
Resolve Open PermitsOutstanding building, zoning, electrical, plumbing or floodplain issues can complicate a closing even without a municipal resale CO requirement.
Prepare Fire-Safety InspectionFor applicable one- and two-family transfers, arrange required smoke/CO/fire-extinguisher compliance through the Ocean County Fire Marshal.
Verify Tax & Utility AccountsConfirm taxes and municipal water/sewer balances as the closing date approaches.
Finding a Real Estate Professional
Point Pleasant benefits from local expertise because floodplain, waterfront, zoning and municipal-boundary issues can materially affect a transaction.
Waterfront ExperienceFor river or creek property, look for experience with elevation, flood insurance, docks, bulkheads and navigability.
Borough KnowledgeA professional familiar with Point Pleasant Borough can help distinguish local neighborhoods, schools and municipal records from Point Pleasant Beach.
Condo / HOA ExperienceAttached housing requires careful review of association financials, insurance, assessments, rules and resale documents.
License VerificationUse New Jersey's official license-verification resources when checking regulated real-estate and home-service professionals.
Commercial-link policy: basic real-estate professional listings can include the professional/business name, category, phone and concise factual description, but not an outside private brokerage or agent website link. Direct commercial links are an enhanced paid feature.
Official Property & Housing Resources
Point Pleasant Tax AssessorAssessment records, tax maps, recent sales, appeal information and property-tax relief resources.
2025 Property RevaluationOfficial Borough information explaining the mandated property-revaluation process.
Tax Collector / Water & SewerProperty-tax payment, municipal utility rates, billing and account information.
Building, Code Enforcement & ZoningConstruction permits, code enforcement, zoning and flood-map guidance.
Zoning & Rental RequirementsZoning map, no-short-term-rental rule, resale/rental guidance and lead-inspection information.
Forms & ApplicationsCurrent construction, zoning, landlord, grading, home-elevation and property-record forms.
Point Pleasant Borough SchoolsCurrent school, registration, calendar and family information.
U.S. Census BureauOfficial Point Pleasant Borough housing, ownership, rent, income and population statistics.
NJ Professional License VerificationVerify regulated real-estate and home-service professionals.
Ocean County Fire MarshalSmoke detector, carbon-monoxide and fire-extinguisher inspection information for applicable sales and rentals.
NJTGO Real Estate Advertising
Basic professional listing: NJTGO may include a real-estate professional's name/business, category, service area, phone number and concise factual description without an outside commercial link.
Featured property promotion: paid real-estate advertising can include property photographs, price, neighborhood, bedrooms/baths, key features, agent branding and a direct link to the listing or brokerage page.
Reach Point Pleasant Home Buyers & Sellers
Real-estate professionals, inspectors, appraisers, title companies, mortgage professionals, marine contractors, movers and home-service businesses can contact NJTGO about enhanced placement across the Point Pleasant Borough page set.
Advertising Information Contact NJTGO