Manahawkin, NJ 08050 609-978-9009
Manahawkin-based brokerage serving Stafford Township, Beach Haven West, Ocean Acres, Long Beach Island and surrounding Southern Ocean County.
Manahawkin Real Estate
Stafford Township offers one of Southern Ocean County's broadest housing markets: established Manahawkin neighborhoods, the extensive lagoon community of Beach Haven West, large inland subdivisions in Ocean Acres, newer construction, waterfront homes, condominiums, rentals and smaller planned communities.
NJTGO uses the Manahawkin page set for Manahawkin, Stafford Township, Beach Haven West and Ocean Acres. Property guidance on this page therefore combines community-specific housing character with Stafford Township's municipal rules, assessments, floodplain management and resale/rental requirements.
Stafford Township Housing Snapshot
These Census figures describe Stafford Township as a whole and are intended as durable housing context rather than a live asking-price report.
90.3%owner-occupied housing-unit rate, 2020–2024
$426,200median value of owner-occupied housing units, 2020–2024
$2,400median monthly owner cost with a mortgage, 2020–2024
$1,800median gross rent, 2020–2024
2026 reassessment: Stafford Township implemented a municipal-wide reassessment for 2026. The Tax Assessor currently reports more than 14,800 taxable properties, approximately $9.5 billion in assessed value and a 2026 average residential assessment of $643,653. Assessed value is not the same thing as current market value or a property's asking price.
Four Distinct Real Estate Settings
Historic & Established
Manahawkin
Older neighborhoods around Route 9, East and West Bay avenues, Manahawkin Lake and the civic core include ranches, Cape-style homes, colonials, later infill, small subdivisions and homes close to schools, healthcare and commercial corridors.
Lagoon & Bay
Beach Haven West
Thousands of homes occupy an extensive lagoon network east of the Parkway. Many properties have private docks and direct or near-direct boating access toward Manahawkin Bay and Barnegat Bay.
Inland Suburban
Ocean Acres
Large residential community west of the Parkway with established ranches, later colonials, newer subdivisions and neighborhood parks. It offers a very different property environment from Stafford's coastal lagoon areas.
Municipal Market
Stafford Township
The municipality also includes other residential areas such as Village Harbor, Mud City, Mallard Island and smaller neighborhoods. Township-wide rules for zoning, construction, floodplain management, resale and rentals apply according to the specific parcel.
Property Types
Established Single-Family HomesRanches, split levels, Cape-style houses and colonials form much of Manahawkin and Ocean Acres' established housing stock.
Waterfront & Lagoon HomesBeach Haven West, Village Harbor, Mud City and related waterfront areas include homes where docks, bulkheads, elevation, flood insurance and tidal access can be major ownership considerations.
Newer SubdivisionsLater development in Ocean Acres and other parts of Stafford added larger homes, planned streets and newer construction.
Condominium & Townhome HousingAttached and association-managed housing provides alternatives to detached homes. Buyers should review association finances, rules, insurance and pending assessments.
Manufactured & Planned CommunitiesStafford includes manufactured-home and planned-community options that may have private rules, lot arrangements, age restrictions or association obligations.
Rental HousingRental options include private homes, apartments and condominium units. Stafford requires inspection and occupancy compliance for leased residential property.
Beach Haven West Waterfront Property
Beach Haven West is the most specialized real-estate market in Stafford Township. A home's value and ownership costs can be influenced not only by the structure and lot, but also by its lagoon location, boating access, elevation, dock and bulkhead condition, flood zone and insurance requirements.
Lagoon LocationWater depth, bridge clearances, distance to open bay, tidal conditions and navigation route can matter to boat owners. Verify conditions for the exact property.
Bulkheads & DocksInspect bulkheads, pilings, docks, electrical service and permits. Repair or replacement costs can be substantial and may involve Township, state or other approvals.
ElevationDetermine the current finished-floor elevation, applicable Base Flood Elevation and whether elevation work has been completed or may be required for future substantial improvements.
Flood InsuranceObtain a property-specific flood-insurance quote before committing to a purchase. Cost can vary materially by flood zone, elevation, building characteristics and insurance history.
Drainage & Tidal FloodingAsk about nuisance flooding, road access, stormwater drainage, vehicle relocation and prior storm impacts—not only whether water entered the living space.
Township Resiliency WorkStafford's current resiliency program includes lagoon water-quality work, tide-gauge monitoring, stormwater projects and flood-mitigation planning focused heavily on Beach Haven West.
Ocean Acres Real Estate
Ocean Acres is the large inland counterpoint to Beach Haven West. Buyers commonly find larger residential lots, later subdivisions and more conventional suburban streets, but parcel-specific research still matters.
Established & Newer HomesHousing ranges from earlier ranch-style homes to larger colonials and later subdivision construction.
Neighborhood ParksOcean Acres Lake Park and other recreation areas help define the community's residential character.
Drainage & WetlandsEven inland properties can have drainage, wetlands, stream or low-lying-lot concerns. Check the specific parcel and surrounding topography.
Route 72 AccessOcean Acres sits close to Stafford's western Route 72 shopping, healthcare and Garden State Parkway access.
Buying a Home in Manahawkin & Stafford
Choose the property settingDecide whether your priorities point toward inland Manahawkin, Ocean Acres, a lagoon property, a smaller planned community or another Stafford neighborhood.
Check municipal recordsReview the tax assessment, open permits, property record card, zoning, prior approvals, added assessments and occupancy history.
Investigate flood and environmental conditionsVerify current flood-zone information, elevation data, drainage, wetlands and applicable Pinelands or outside-agency requirements for the exact block and lot.
Inspect the structure and siteUse qualified professionals to evaluate structure, roof, HVAC, electrical, plumbing, moisture, pests, drainage, docks, bulkheads, wells, septic systems or other property-specific systems.
Review association or community rulesFor condominiums, planned communities or manufactured-home settings, examine fees, rules, insurance, reserves, leasing provisions and approval requirements.
Plan for closing complianceStafford's resale and occupancy process can require municipal inspections, heating-system documentation, smoke-related compliance and resolution of violations before occupancy certification.
Resales, Rentals & Occupancy Compliance
Stafford Township administers continuing certificates of occupancy for rental and resale properties through its Building and housing-inspection process.
Existing-Structure C.C.O.Stafford requires an application and inspection process for existing rental/resale structures before occupancy certification can be issued.
Heating CertificationStafford's current process requires a notarized heating-system certification form associated with the existing-structure C.C.O. application.
Rental Change of OccupancyResidential rental units are inspected on initial occupancy or change of occupancy, subject to the Township's current housing rules.
Pre-1978 Rental Lead RulesLong-term rentals built before 1978 can require periodic lead-based-paint hazard inspection under current New Jersey and Stafford requirements.
Smoke/Fire ComplianceStafford Fire Prevention maintains residential resale and rental smoke-detector inspection requirements and scheduling procedures.
Open Permits & ViolationsResolve permit, zoning, construction and code issues early enough that they do not delay closing or occupancy.
Flood, Coastal & Resiliency Due Diligence
Flood risk is highly parcel-specific in Stafford Township. Beach Haven West, Mud City, Mallard Island and bayfront or lagoon areas face obvious tidal exposure, while western portions of Stafford can also experience flooding from streams, low areas and drainage systems.
Class 5 CRS CommunityStafford currently maintains a Class 5 FEMA Community Rating System classification, which can provide qualifying NFIP policyholders with discounts of up to 25% depending on flood zone and policy eligibility.
Township Flood DeterminationStafford Community Development can provide property-specific flood-zone, Base Flood Elevation and map information through its current flood-information process.
Substantial Improvement RulesMajor renovation or storm damage can trigger floodplain requirements. Verify whether a project meets current substantial-damage or substantial-improvement thresholds before budgeting work.
Elevation CertificatesFor flood-zone homes, obtain and review any available elevation certificate and confirm whether it reflects the current structure after additions or elevation work.
Insurance Beyond the MortgageA lender's insurance requirement is not the same as a full risk analysis. Buyers should independently evaluate flood, wind, homeowners and liability coverage.
2026 Resiliency ActivityStafford continues tide monitoring, lagoon work, water-quality programs and stormwater projects intended to improve flood preparedness and long-term resilience.
Waterfront listings need verification: Do not rely solely on marketing phrases such as “no flood insurance required,” “deep water,” “new bulkhead” or “quick bay access.” Verify the exact flood zone, permits, elevation, water depth, navigation restrictions and structural condition independently.
Zoning, Construction & Property Improvements
Stafford Township's Community Development Department handles zoning permits and coordinates land-use review with the Planning Board, Zoning Board, Township Engineer, Building Department, NJDEP, Pinelands Commission and other agencies when required.
New Homes & AdditionsZoning permits are required for new residential dwellings and many improvements to existing homes, including additions.
Fences, Pools & Accessory StructuresCommon residential projects can require zoning review before construction permits or installation.
Grading & DrainageStafford may transmit grading and drainage plans to the Township Engineer depending on the project and site conditions.
Floodplain PlansThe Zoning Officer reviews floodplain construction plans and elevation certificates for compliance with Township floodplain requirements.
Current Parcel ZoneStafford specifically advises property owners to confirm a parcel's zoning with Township staff rather than relying only on an unofficial map or third-party listing.
Permit Status OnlineThe Building Department provides online access for permit status, inspection scheduling and updated property information.
Property Taxes, Assessments & the 2026 Reassessment
The Stafford Township Tax Assessor establishes assessed values and maintains ownership records, tax maps, property record information, exemptions and deductions. Stafford implemented a municipality-wide reassessment in 2026.
2026 Assessment RatioThe Township currently reports a 2026 assessed-to-market-value ratio of 100% following the reassessment.
Average Residential AssessmentStafford reports an average 2026 residential assessment of $643,653. This is an average assessment, not a median sale price or an estimate for any individual home.
Tax BillsThe Tax Collector handles billing and collection. New Jersey property taxes are generally due quarterly in February, May, August and November, subject to current Township grace-period rules.
Tax AppealsAssessment appeals are governed by New Jersey and Ocean County procedures and deadlines. Verify current filing requirements before submitting an appeal.
Schools & Address Verification
Stafford Township students are served by the Stafford Township School District through grade 6 and Southern Regional School District for grades 7 through 12. Ocean Acres contains one of the Stafford elementary school campuses, while Southern Regional's middle and high school facilities are in Manahawkin.
Verify the exact property: School assignments, transportation eligibility and program placement should be confirmed directly with the appropriate district before a purchase or lease. Do not rely only on a real-estate listing or third-party school map.
Location, Commuting & Regional Access
Route 72Stafford's main east-west corridor provides direct access toward Long Beach Island and west toward Route 70 and inland Ocean County.
Garden State ParkwayExit 63 places Manahawkin and Stafford within the Shore's major north-south highway network.
U.S. Route 9Historic local corridor connects Manahawkin with Barnegat, Eagleswood, Tuckerton and surrounding mainland communities.
Seasonal TrafficRoute 72 can experience heavy summer-weekend traffic because Stafford is the mainland gateway to Long Beach Island. Consider commute timing when evaluating location.
Manahawkin & Stafford Real Estate Professionals
These current basic directory listings provide a starting point for buyers and sellers seeking local professional assistance. Interview professionals independently and verify licensing, services, representation terms and office information.
Manahawkin, NJ 08050 609-978-9009
Manahawkin, NJ 08050 609-978-4046
Manahawkin office serving residential buyers and sellers throughout Stafford Township and the Southern Ocean County market.
Manahawkin, NJ 08050 609-597-1988
Manahawkin office providing real-estate and related property services in Stafford Township and the Long Beach Island region.
NJTGO real-estate listing policy: Basic professional listings may include the name, category, address, phone number and a brief factual description. Direct brokerage, agent, title, appraisal, mortgage and property-management website links are paid enhancements.
Current NJTGO Property Listings
No active NJTGO Manahawkin/Stafford property advertisements are currently posted.
Agents, brokers, builders, landlords and property owners may contact NJTGO about eligible property advertising across Manahawkin, Beach Haven West, Ocean Acres and Stafford Township.
Example Enhanced Property Advertisement
Sample Stafford Township Property
Residential Single Family · 4 Bedrooms · 2 Full Baths · 1 Half Bath
This demonstrates the expanded property presentation available through a paid NJTGO real-estate advertisement. Pricing, photographs and property details must be supplied and approved for the actual listing.
Official Property Resources
Rentals & Resales
Current continuing-certificate-of-occupancy, inspection, heating-certification and rental lead-paint information.
Stafford Zoning Permits
Residential zoning permits, additions, decks, fences, pools, grading, floodplain review and current zoning guidance.
Building & Construction
Permit status, inspections, construction review and continuing certificate of occupancy information.
Flood Information
Flood-zone determinations, elevation guidance, FEMA mapping, flood insurance and Stafford's CRS program.
Tax Assessor
Assessments, property records, exemptions, deductions, tax maps and 2026 reassessment information.
Tax Collector
Current property-tax billing, payment, due-date and collection information.
Stafford Resiliency
Current Beach Haven West lagoon, tide-gauge, stormwater and community-resilience projects.
U.S. Census QuickFacts
Stafford Township housing, household and demographic statistics.
Real Estate & Advertising Disclaimer
NJTGO provides general community and directory information and is not a real-estate brokerage, attorney, appraiser, surveyor, home inspector, mortgage lender, floodplain professional or insurance producer. Verify property-specific information with qualified professionals and the appropriate government agencies before making a purchase, sale, rental or investment decision.
Promote Stafford Township Real Estate on NJTGO
Real-estate professionals, builders and property advertisers can ask about enhanced listings with website links, logos, photographs, expanded profiles, property advertisements, Local Business Spotlight or Townwide Placement across the Manahawkin/Stafford page set.
Contact NJTGO Advertising Information