The Best Beach Towns in Monmouth & Ocean County for Buyers

"Where should we buy at the Shore?" is the question we hear most at our Point Pleasant Beach office. The honest answer: it depends on how you want to live. Within about 20 minutes of our door are ten very different beach towns: some lively, some sleepy, some built for boaters, some for commuters. Here's a local's guide to help you narrow it down.

Quick comparison

Populations: U.S. Census Bureau, 2020 Census. Stations: NJ Transit North Jersey Coast Line.

If you want walkability and a little buzz: Point Pleasant Beach, Manasquan, or Belmar

Point Pleasant Beach sits at the top of the Barnegat Peninsula where the Manasquan Inlet meets the Atlantic. You can walk from a side-street cottage to the boardwalk, Jenkinson's Aquarium, the inlet, the fishing fleet, and the shops and restaurants of Arnold Avenue, and catch the train to Newark and New York. Summer is busy; the rest of the year feels like a true small town of under 5,000 people. Homes run from beach cottages and condos to newer elevated construction. (See our Point Pleasant Beach guide.)

Manasquan, "Squan" to locals, is across the inlet in Monmouth County. It's a year-round town with a real Main Street, a beloved high school, and some of the best-known surf breaks in New Jersey at the inlet jetty. It has its own train station, too.

Belmar is the most energetic of the bunch, with a busy boardwalk and beachfront, an active restaurant and bar scene, and festivals throughout the year, including one of the Shore's best-known St. Patrick's Day parades. Housing ranges from condos and multifamily to classic shore colonials, which gives buyers more entry points.

If you want quiet and history: Bay Head, Sea Girt, or Spring Lake

Bay Head has about 930 year-round residents and a historic district of shingle-style homes listed on the state and national registers. There's no boardwalk, just beaches, a tiny downtown, Twilight Lake, and the last stop on the North Jersey Coast Line. It's ideal if you want peace and character.

Sea Girt is small (about 1,900 people) and polished, with a quiet residential oceanfront and the 1896 Sea Girt Lighthouse. It appeals to buyers who want a refined, low-key beach town close to Manasquan's shops and train.

Spring Lake is known for stately Victorian homes, its spring-fed lake with footbridges, and a boardwalk of roughly two miles, often called the longest non-commercial boardwalk in New Jersey. Prices are among the highest on this stretch of coast, but so is the sense of place.

If you want to live on the water (not just near it): Brielle, Point Pleasant, or Mantoloking

Brielle wraps around the Manasquan River, with marinas, creeks, and some of the best boating access in Monmouth County. Many homes have docks or are a short walk from one.

Point Pleasant, the borough, is the larger year-round neighbor of Point Pleasant Beach, with almost 19,000 residents. It's bordered by the Manasquan River, the Point Pleasant Canal, and Barnegat Bay. If you want a boat lift out back, an established neighborhood, and a strong local school district, start here. Note that it shares the 08742 ZIP code with Point Pleasant Beach, but it's a separate town with its own schools and tax rate.

Mantoloking is one of the most exclusive towns on the Jersey Shore: about 331 year-round residents and around 5,000 in summer. Many lots stretch from ocean to bay. There's no boardwalk and very little commerce, which is exactly why buyers choose it.

If you want the classic family summer: Lavallette

Lavallette is beach-and-bay living at its simplest: ocean mornings, bayfront sunsets, and a small boardwalk. Homes are often more modest in size than in towns to the north, which makes it a favorite for families buying a summer place they'll use for generations.

Five questions to ask before you choose

1. Year-round or seasonal? Towns like Point Pleasant and Manasquan stay lively all year; Mantoloking and parts of Lavallette are very quiet in winter.
2. How will you commute? If you need the train, focus on Point Pleasant Beach, Bay Head, Manasquan, Spring Lake, or Belmar. The Garden State Parkway is a short drive west for most of these towns.
3. What's the flood picture? Most homes near the ocean, bay, or river sit in or near FEMA flood zones. Since 2024, NJ sellers must disclose flood-zone status and known flood history. Check the elevation certificate and get an insurance quote early.
4. Will you rent it out? Shore towns set their own rental rules (registration, inspections, minimum stays). Check them before you buy if rental income is part of your plan.
5. Which school district? Districts vary widely, and some small boroughs send students to neighboring schools. Verify for any specific address.

Let's narrow it down together

The right Shore town is the one that fits your weekends, your commute, and your budget, and the differences between towns can be a matter of blocks. Glenmary Real Estate is based on Richmond Avenue in Point Pleasant Beach, and our agents live in these towns. Call 732-630-3000, explore our community guides, or start your search.

Sources (checked Oct 21, 2026): U.S. Census Bureau 2020 populations via Wikipedia town profiles · NJ Transit North Jersey Coast Line: njtransit.com · NJDEP Flood Disclosure: dep.nj.gov/flooddisclosure/ · Spring Lake Borough history: springlakeboro.org