Monmouth County

The county at a glance

Monmouth County runs along New Jersey's northern shore, from the Raritan Bay south to the Manasquan River, and inland west toward Mercer and Middlesex counties. It contains 53 municipalities — an unusually high number — which is why "Monmouth County" is almost never a useful search on its own. Freehold Borough is the county seat.

How the county breaks down

• The northern shore boroughs — Sea Bright, Monmouth Beach, Long Branch, Deal, Allenhurst, Asbury Park, Ocean Grove, Bradley Beach, Avon-by-the-Sea, Belmar, Spring Lake, Sea Girt and Manasquan. Small, dense, oceanfront, expensive relative to inland, with heavy seasonal population swings.
• The Bayshore — Middletown, Keansburg, Union Beach, Hazlet, Keyport, Atlantic Highlands and Highlands. Bay frontage, ferry access to Manhattan, and a wide range of price points.
• The Route 35 / Red Bank corridor — Red Bank, Little Silver, Fair Haven, Rumson, Shrewsbury, Tinton Falls and Eatontown. Rail access, a strong downtown in Red Bank, and established residential neighborhoods.
• Central and western townships — Freehold, Howell, Marlboro, Manalapan, Millstone, Colts Neck, Holmdel and Upper Freehold. Larger lots, more recent development, farmland and equestrian property.
• The southern shore — Wall Township and the boroughs around it, where our office is located.

Transportation

The NJ Transit North Jersey Coast Line runs through the county with stations from Matawan south to Bay Head, providing rail service to Newark and New York. Seastreak ferry service operates from Atlantic Highlands and Highlands directly to Manhattan. The Garden State Parkway, Route 18, Route 9, Route 35, Route 34 and Interstate 195 carry road traffic. Commute options are a genuine differentiator between Monmouth municipalities.

What to know as a buyer

• Property tax rates vary substantially between the 53 municipalities — compare the actual bill, not just the price
• Flood zone matters along the ocean, the bay, the Navesink, Shrewsbury and Manasquan rivers
• Rail and ferry proximity is priced into the market; decide how much you will actually use it
• Housing age ranges from 18th-century to brand new, sometimes on the same street

What to know as a seller

• Your comparable set is your municipality and often your specific neighborhood, not the county
• Buyer pools differ enormously between the shore boroughs and the western townships
• Seasonality is real in the shore towns and much weaker inland

County resources

Monmouth County government, county clerk (deeds and records), Board of Taxation, and the Monmouth County Park System. Individual municipalities handle assessment, construction, zoning and CO inspections.