Ocean City, NJ—08226
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Ocean City, NJ
As of Oct '25, the median home price in Ocean City, NJ is $1,054,000, with a year-over-year change of 0.1%. This indicates that home prices in Ocean City, NJ are flat. According to Zillow, the 1-year price projection is 4.1%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $1,054,000 | 0.1% |
| Single Family | $1,425,000 | -0.1% |
| Condos | $964,000 | 1.0% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $367,000 | -1.1% |
2 Bed | $604,000 | 1.3% |
3 Bed | $943,000 | 1.0% |
4 Bed | $1,297,000 | -1.1% |
| 5 Bed | $2,037,000 | 2.0% |
% of Housing Stock
Rental Trends — Ocean City, NJ
As of July '25, Rentcast reports the average rent in Ocean City, NJ is $3,080, with a year-over-year rent change of -14.9%. Per bedroom, the median rent as of July '25 in Ocean City, NJ is 1-bedrooms: $3,450, 2-bedrooms: $2,530, 3-bedrooms: $3,140, 4-bedrooms: $3,250. The most common rental property sizes in Ocean City, NJ are 2-bedroom and 3-bedroom, accounting for 47.5% and 21.0% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,500 | $3,080 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $1,300 | $3,450 |
| 2 Bed Rent | $2,500 | $2,530 |
| 3 Bed Rent | $3,500 | $3,140 |
| 4 Bed Rent | $2,500 | $3,250 |
% of Rental Stock
Property Listings — Ocean City, NJ
As of Oct '25, Realtor.com reports that the median days on market for a home in Ocean City, NJ is 42. This is a decrease of -8.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 13.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $1,310,000 | -8.0% |
Listing Count | 332 | 1.0% |
| Listings as % of Homes | 1.5% | 1.0% |
Days on Market | 42 | -8.0% |
Demographics — Ocean City, NJ
As of the latest ACS Survey released in 2023, Ocean City, NJ has a population of 11,300, which has remained stable by 0.5% over the past 5 years. Ocean City, NJ is a moderately popular place for families, as children make up 15.1% of the population. The area has a highly educated workforce, with 54.7% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 15.9% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 11,300 | 0.5% |
% Under 18 | 15.1% | -16.1% |
% Seniors | 34.2% | 8.2% |
% WFH | 15.9% | 109.2% |
% w/ College Degree | 54.7% | 11.6% |
As of the latest ACS Survey released in 2023, Ocean City, NJ is a predominantly white area, with 85.8% of the population identifying as white. The white population has grown by 0.5% in the last 5 years. The second most common race or ethnicity in Ocean City, NJ is hispanic, making up 9.3% of the population. Foreign-born residents account for 6.6% of the population in Ocean City, NJ, and this percentage has increased by 3.1% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 85.8% | 0.5% |
% Black | 2.2% | -31.2% |
% Hispanic | 9.3% | 27.4% |
% Asian | 0.3% | -83.3% |
% Foreign Born | 6.6% | 3.1% |
Mortgage and Risk — Ocean City, NJ
According to HUD data as of 2023, there were 632 mortgage originations in Ocean City, NJ, of which 99.0% of loans were conventional mortgages. The average loan-to-value was 54.0%, with 3.0% above 90% LTV (normal). This implies small mortgage risk in Ocean City, NJ. Investor activity is low, as 8.0% of loans were by investors. 5.0% of loans were cash-out refinances, suggesting few homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 632 |
% Conventional Loans | 99.0% |
% Government Loans | 1.0% |
% Investor Loans | 8.0% |
% Second Loans | 62.0% |
% Cash Out Refinance | 5.0% |
Loan Activity
Rentals and Section 8 — Ocean City, NJ
As of 2024, the percent of homes in Ocean City, NJ under the Section 8 program is 8.8%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom units appear to be good home sizes to consider for Section 8 housing in Ocean City, NJ, because HUD payments exceed market rent, while 2-bedroom and 3-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 173 |
Total Units Section 8 | 134 |
% Rentals under Section 8 | 8.8% |
% Occupied Section 8 | 96.4% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $80 | $1,300 | $1,380 |
| 2 Bedroom | -$690 | $2,500 | $1,810 |
| 3 Bedroom | -$1,080 | $3,500 | $2,420 |
| 4 Bedroom | -$70 | $2,500 | $2,430 |
Affordability — Ocean City, NJ
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 10 |
| Median Home Price | $1,054,000 |
| Median Household Income | $102,000 |