Beachwood Real Estate
Beachwood is a compact Ocean County borough with a predominantly single-family housing stock, established residential streets and convenient access to Route 9, the Garden State Parkway, Toms River and the Jersey Shore. Homes range from classic ranches and capes to bi-levels, split-levels, colonials and newer renovations.
This guide brings together the practical information buyers, sellers, owners, landlords and real-estate professionals need when evaluating property in Beachwood.
Single-Family HomesOcean CountyProperty TaxesBuying & SellingZoningFlood AwarenessRentalsProperty Resources
Beachwood Housing at a Glance
92.5%owner-occupied housing-unit rate, 2020-2024 Census estimate
98%+of housing units are detached single-family homes in recent ACS-based borough planning data
08722Beachwood's primary ZIP code
Route 9 + Parkwaymajor road access connecting Beachwood with Toms River and the wider Shore region
Beachwood Market Snapshot
Beachwood remained an active and competitive housing market in mid-2026. Market statistics change continuously, so these figures should be treated as a dated snapshot rather than a property valuation.
$499,728
Median sale price for all home types · June 2026
18 days
Median days on market · June 2026
37
Homes sold during June 2026
100.4%
Sale-to-list price ratio · June 2026
Market-data note: Figures above are based on June 2026 MLS/public-record market data reported by Redfin. Individual property value depends on location, condition, lot size, improvements, flood exposure and comparable recent sales.
What the Housing Stock Looks Like
Beachwood is largely built out and overwhelmingly residential. Borough planning data based on recent American Community Survey estimates indicates that detached single-family homes account for approximately 98% of the housing stock. About half of the borough's housing dates to 1975 or earlier, with another large share built from the late 1970s through the 1990s.
Ranches & CapesOne- and one-and-a-half-story homes are common on established residential blocks, often on manageable suburban lots.
Bi-Levels & Split-LevelsHomes from the borough's major mid-20th-century growth period are found throughout Beachwood.
Colonials & Expanded HomesTwo-story homes, additions and substantially renovated properties add variety to the housing inventory.
Newer Construction & RebuildsNew homes appear selectively on infill lots and as replacements or major redevelopments of older properties.
Property Areas & Location Considerations
Beachwood is small enough that most parts of town remain close to Route 9, schools, municipal services and the waterfront, but property conditions and site considerations can vary block by block.
Waterfront & East-Side StreetsProperties closer to the Toms River and Beachwood Beach may offer quick waterfront access. Buyers should pay close attention to flood-zone status, elevation, drainage and insurance requirements.
Central Residential StreetsEstablished blocks between Route 9 and the waterfront contain a broad mix of ranches, capes, bi-levels and expanded homes.
Pinewald & Inland SectionsResidential streets west and southwest of the borough center include a mix of older homes, later construction and varied lot configurations.
Route 9 / Atlantic City Boulevard EdgeProperties near the commercial corridor offer immediate access to shopping and services; buyers should review zoning, traffic exposure and adjacent land uses for the specific parcel.
Fair-housing note: NJTGO describes physical property and location characteristics only. Buyers should use objective sources and their own priorities when evaluating a neighborhood or property.
Buying a Home in Beachwood
Confirm the Property RecordCheck the Ocean County tax record for the current assessment, lot and block, property class, recorded building description and prior sales information.
Review Taxes CarefullyProperty taxes vary by assessment and should be verified for the individual parcel rather than estimated from a townwide average.
Check Flood StatusFor properties near the river, low-lying areas or drainage corridors, check the current FEMA flood map and obtain insurance guidance before committing to the purchase.
Inspect the HomeOlder roofs, heating systems, electrical work, foundations, drainage, additions, decks and prior renovations deserve careful professional review.
Verify Permits & ImprovementsConfirm that significant additions, pools, decks, finished spaces and other improvements have the required permits and approvals.
Plan for Closing RequirementsBeachwood requires a Certificate of Continued Occupancy before ownership transfers, so the resale process should be started well before closing.
Selling a Home in Beachwood
- Start the resale process early. Beachwood recommends submitting resale applications approximately 60 days before closing.
- Gather permit and survey records. The Borough may have surveys or permit documents submitted with earlier applications, but it does not maintain a survey for every property.
- Resolve open permit or zoning issues. Unresolved work can complicate the transfer process and should be addressed before the closing date approaches.
- Use recent comparable sales. Beachwood's market can move quickly, so pricing should reflect current comparable properties rather than older asking prices.
- Present property-specific facts accurately. Flood status, improvements, lot configuration, tax information and permitted use should be verified rather than assumed.
Property Taxes & Assessments
Beachwood's Tax Assessor establishes and maintains assessments for real property in the borough. The Ocean County Board of Taxation provides searchable parcel records, assessment history and property-tax information.
| Reference | Beachwood Figure | What It Means |
|---|
| 2025 General Tax Rate | 3.187 | The New Jersey general tax rate is expressed per $100 of assessed value and is used to calculate the tax bill. |
| 2025 Average Residential Assessment | $208,185 | Townwide average reported by the New Jersey Division of Taxation; individual assessments vary. |
| 2025 Average Residential Tax Bill | $6,635 | Townwide average. Always verify the actual tax bill for the property being considered. |
| 2026 Average Residential Assessment | $208,727 | Latest state average-assessment statistic available for Beachwood. |
Important: An assessed value is not the same as a home's current market value. Use the parcel's actual assessment and current tax data when evaluating ownership costs.
Resale Certificates & Rental Properties
Home SalesAll home sales require a Certificate of Continued Occupancy before transfer of ownership. Beachwood recommends submitting the resale application about 60 days before closing.
Rental PropertiesRental properties require an annual Rental Permit. The Borough recommends submitting rental applications about 45 days before occupancy.
Application ReviewCompleted applications and supporting documentation are reviewed before payment instructions and inspection scheduling are finalized.
Municipal OfficeBorough of Beachwood · 1600 Pinewald Road · Beachwood, NJ 08722 · 732-286-6000.
Zoning, Permits & Property Improvements
Beachwood's Construction and Zoning offices administer permits, inspections and zoning requirements. Property owners should check requirements before beginning work because both construction and zoning approvals may apply.
Residential Zoning PermitThe current listed fee is $50 for a residential zoning permit. A survey is required with zoning applications.
Common Zoning ReviewsSheds, fences, decks, additions, patios, pools, driveway expansions and detached garages/carports are among projects that may require zoning approval.
Construction PermitsNew construction, renovations, additions, solar panels, pools, decks, major mechanical work and other improvements may require construction permits and inspections.
Land Use BoardApplications that require zoning relief or formal development review may be referred to the Beachwood Land Use Board.
Before buying for a future project: If an addition, garage, pool, home occupation or redevelopment plan matters to your purchase decision, confirm zoning and permit feasibility before relying on the property's apparent space or layout.
Flood, Drainage & Insurance Considerations
Beachwood's location along the Toms River makes flood due diligence important for some properties, particularly closer to the waterfront and other low-lying areas. Flood-zone boundaries are property-specific and should not be inferred from the street name or neighborhood alone.
Check the Current FEMA MapUse the FEMA Map Service Center to locate the parcel and review the effective flood-zone designation.
Ask About Elevation InformationWhere applicable, obtain any available elevation certificate, survey or prior flood documentation associated with the property.
Price Insurance Before ClosingFlood and homeowners insurance costs can materially affect monthly ownership expenses and should be quoted before the purchase is finalized.
Inspect Site DrainageEven properties outside a mapped high-risk flood area can have drainage or water-management issues. Review grading, gutters, sump systems and evidence of prior water intrusion.
Local Property Services
Allstate Property Management110 C Beachwood Boulevard
Beachwood, NJ 08722
Property management
Need an Agent, Appraiser, Inspector or Title Professional?Real-estate professionals serving Beachwood can contact NJTGO about directory placement and enhanced town-page visibility.
NJTGO listing policy: A basic business listing may include the business or professional name, category, address, phone number and a brief factual description. Direct external business website links are reserved for enhanced paid placement.
Official Property & Real Estate Resources
Beachwood Tax AssessorAssessment responsibilities, assessor information and municipal contact details.
Ocean County Board of TaxationSearch Beachwood parcel records, assessments, tax history and property details.
Construction & ZoningPermit requirements, zoning information, resale and rental requirements, fees and forms.
Beachwood Applications & FormsResale, rental, transfer-of-title, zoning, land-use and other municipal application documents.
Beachwood Land Use BoardZoning relief, development review, application process, zoning map and bulk requirements.
FEMA Map Service CenterOfficial federal flood-hazard mapping and parcel-area flood-zone research.
NJ Property Tax StatisticsStatewide municipal tax rates, average residential statistics and assessment data.
U.S. Census QuickFactsCurrent demographic and housing statistics for Beachwood Borough.
Real Estate Professionals: Reach Beachwood Buyers & Sellers
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