Anthony Licciardello | May 11, 2026
New Jersey
I have been writing about Monmouth County markets for years now, and I have not seen a 5.89-square-mile borough with this much capital flowing into the ground at one time. Eatontown today is the convergence point of three separate redevelopment projects that, taken together, represent more than $1.5 billion of committed construction spend — and the buyer behavior I am watching in the surrounding shore towns is being driven by the cumulative weight of all three rather than any single project. Most of what is being written about Eatontown right now focuses on Netflix Studios at Fort Monmouth, which is the single most reported piece of the story. Prodigy already has a dedicated Oceanport Netflix Effect post covering the studio campus directly. This piece is not about Netflix.
This piece is about everything else happening in Eatontown alongside Netflix — the Kushner Companies' $500 million "de-malling" of the former Monmouth Mall into a 1,000-unit luxury residential and open-air retail town center; the Bell Works Fort Monmouth metroburb hitting 88 percent leased on the former Commvault headquarters at the western edge of the Fort; the New Jersey Department of Transportation's $80 million capital earmark for the Route 35 and 36 corridor improvements that everyone using these roads has been waiting for; the NJ TRANSIT MicroLink microtransit shuttle pilot that quietly launched in April 2026; and the Eatontown Housing Parcel affordable housing development that FMERA put on the market in mid-2025. Each of these projects on its own would be a significant story for any small borough. The fact that they are happening simultaneously, inside a borough whose population just barely cleared 13,500 in the 2020 census, is what makes this moment unusual.1
From where I am sitting as a broker placing buyers and sellers in this corridor every week, the more interesting story is not what's happening inside the Eatontown municipal boundary. It's what's happening in response to what's happening inside the Eatontown municipal boundary. The buyer demand pull from these projects is reaching deep into Red Bank, Long Branch, Asbury Park, Oceanport, Tinton Falls, Shrewsbury Borough, Little Silver, Fair Haven, and Rumson. The pricing power is moving. Inventory is tightening differently in different submarkets. And the relocating-buyer profile is shifting in ways that I think most listing agents in the area are not yet pricing in. This piece is my attempt to map all of that, from primary sources, in the way I would explain it to a buyer or seller sitting across the table from me.
The piece of the Eatontown transformation that I think will hit local market dynamics first is Monmouth Square — the Kushner Companies' $500 million redevelopment of the former Monmouth Mall at 180 Route 35, occupying 100 acres at the junction of Routes 35 and 36. Kushner broke ground on May 9, 2024 and locked in $415 million in construction financing in September 2024 ($303 million residential loan from Fortress Investment Group + $112.5 million retail loan from Rithm Capital Corp). Construction is well underway, with completion targeted for 2028 and the residential leasing launch scheduled for late 2026.2
The numbers on this project deserve to be stated plainly. The original Monmouth Mall had a gross leasable area of 1,500,000 square feet across an enclosed two-story format that was the sixth-largest shopping mall in New Jersey when it opened in March 1960. Kushner is reducing that retail footprint by 40 percent — demolishing approximately 600,000 square feet, including the former JCPenney (closed 2022) and Lord & Taylor (closed 2018) anchor wings, leaving 990,000 square feet of leasable retail and restaurant space. The replacement program adds 1,000 luxury residential units, a Whole Foods Market anchor (40,000 SF, slated for late 2026), 30,000+ square feet of medical office space (RWJBarnabas Health opened an 82,000 SF outpatient facility in 2022), a two-acre public green, and pedestrian connectivity throughout. New tenants signed include Cava, Prince Street Pizza, Van Leeuwen Ice Cream, Strong Pilates, and Offshore Coffee Co., joining existing tenants Macy's, Boscov's, AMC Theatres, and a relocated Barnes & Noble. Existing/pre-lease occupancy stands at 75 percent. The project is designed by Minno + Wasko Architects and Planners alongside Benoy and the Dietz Partnership.
For buyers and sellers in the surrounding markets, the residential side is what matters most. One thousand new apartments at the intersection of Routes 35 and 36 is going to absorb a meaningful share of the post-Netflix relocation demand — production crews, post-production professionals, technical staff, executive transferees, and the supporting service-industry workforce that always follows a major studio buildout. A portion of these residences will fall under Kushner's newly launched Livana brand. The leasing launch in late 2026 is timed to coincide with Netflix's pre-construction infrastructure work and the early phases of soundstage construction at the Mega Parcel just up Route 35 on the former Fort Monmouth grounds. From a market-velocity standpoint, this is going to take pressure off entry-level and starter-home demand in adjacent boroughs — especially in Long Branch, Asbury Park condos, and Oceanport rentals — that has been compounding since the Netflix announcement.
A note on the political reality of this project. Eatontown approved a 30-year payment-in-lieu-of-taxes (PILOT) agreement with Kushner in 2023 to enable the project. The PILOT was contentious. Mayor Anthony Talerico Jr. acknowledged this directly at the May 2024 groundbreaking, saying the redevelopment "represents a fundamental change in the landscape of our town" and that "generations of residents and visitors grew to love the mall and the consistency and the normalcy it provided." That kind of public statement from a sitting mayor at his own groundbreaking event is unusual. It tells you how delicate the political path was to get this project to construction — and why no other Monmouth County borough has yet attempted a redevelopment at this scale, despite multiple aging mall sites along the Route 35 and Route 9 corridors that could theoretically support similar conversions.2
In real terms, Monmouth Square is the largest residential addition I've seen at any single site in Monmouth County in 20-plus years of brokerage. One thousand new apartments delivered over a 24-month leasing window, in a borough with roughly 6,200 existing housing units total, will reset rental pricing across the entire Routes 35/36/Garden State Parkway triangle. Sellers in adjacent towns who do not factor that into their 2027 listing strategy are going to lose the timing.
Fort Monmouth Economic Revitalization Authority (FMERA) was created when the U.S. Army installation officially closed on September 15, 2011, and ownership of the former 1,126-acre military base was transferred from the Army to the State of New Jersey through deeds in 2014 and 2016. The Fort spans three host municipalities — Eatontown, Oceanport, and Tinton Falls — and the redevelopment is structured around a Reuse and Redevelopment Plan adopted in 2008, which has since been amended 22 times to reflect changing market conditions. FMERA reports that 85 percent of the real estate is now engaged in 35-plus active projects, with 1,500-plus jobs already established and $1+ billion in capital investment underway against a long-term mission target of 10,000 jobs and $2 billion in total redevelopment investment.3
The Netflix Studios Fort Monmouth project, formally known as Plan Amendment #20, was approved by the FMERA Board on February 21, 2024 and locally adopted by Eatontown Borough Council via Ordinance 15-2025 on September 25, 2025. It permits the principal uses of "motion picture, television and broadcast studios, a hotel, and retail sales and service" across the 292+ acre Mega Parcel spanning Eatontown and Oceanport. Phase 1 buildout is currently in a mandated 36-month local, county, and state approval process, with closing at least a year away as of early 2026 and full buildout targeted for 2028. The campus will be over 1 million square feet and will include 12 soundstages, a backlot, an office building, a mill, support facilities, and a secure perimeter wall. Plans permit "public-facing retail establishments, consumer-facing studio experiences, and hotels fronting on Route 35 and Oceanport Avenue" — meaning the Netflix campus will not be entirely sealed off from the surrounding community. The expected permanent job base is 1,400 to 1,500 positions, with thousands of construction jobs preceding that and a substantial multiplier in restaurants, hotels, creative offices, and service businesses afterward.3
The piece of the FMERA story that has gotten almost zero attention but matters more for buyer behavior is the Eatontown Housing Parcel. When the Mega Parcel was assembled for Netflix, the affordable housing units originally planned across the Mega Parcel under the New Jersey Fair Housing Act had to be relocated. FMERA voted unanimously on June 18, 2025 to advertise an 18.6-acre site near the long-shuttered Burger King along Oceanport Way, with a minimum bid of $1.13 million. The successful purchaser is required to develop a 62-unit affordable housing community of townhouses, apartments, and/or single-family detached homes. A 13.4-acre adjacent property — formerly the Fort's football field — will become open space. The combined Eatontown Housing Parcel and open space site sits in the southern section of the main post, bordered by the Federal Credit Union to the east, Husky Brook Pond to the north, the open space area to the west, and the Patterson Army Health Clinic to the south.
A separate 5-acre Park Parcel (also known as the Nicodemus Avenue Park Parcel) was conveyed to the Borough of Eatontown via Purchase and Sale Redevelopment Agreement on November 30, 2020 for borough-administered recreation use. Mayor Talerico has confirmed the affordable housing component is "part of Eatontown's approved affordable housing plan," which was settled in court in December 2018 between the Borough of Eatontown and Fair Share Housing Center for the Borough's Third Round affordable housing obligation covering the period 1999 to 2025.
Other Eatontown-side FMERA parcel activity that buyers should know about includes the Suneagles Golf Course redevelopment (PSARA with Mulligan Golf, LLC, currently under fourth amendment for a 12-month extension to December 7, 2026, with one Phase II building incomplete due to roofing and siding material delays), the Fort Monmouth Recreation Center and Swimming Pool acquired by Monmouth County Park System in 2017 (the system's first ever indoor recreation facility), and the Eatontown Barracks & Eatontown DPW under Plan Amendment #9 from December 2017. Several officer housing parcels acquired by RPM Development, LLC in January 2017 produced 116 historic housing units (68 market-rate for sale + 48 rental), with 20 percent of total units designated as affordable. Each of these smaller projects represents real working housing inventory that has come online or will come online over the next 36 months.
Inspired by Somerset Development — the developer behind the original Bell Works metroburb at the former Bell Labs campus in Holmdel — acquired the former Commvault headquarters at 1 Commvault Way in early 2025 for its third Bell Works location. The 276,900-square-foot building was originally constructed in 2014 and opened in 2015 as Commvault's headquarters at FMERA Parcel E. Sitting just off Hope Road, it is technically inside the Tinton Falls municipal boundary — but functionally, it is part of the same Fort Monmouth redevelopment ecosystem that Eatontown anchors. As of late April 2026, redevelopment is nearly complete and the property is 88 percent leased. Jersey Mike's signed a 70,000-square-foot office lease in Q1 2026, joining a tenant roster that includes the existing Commvault leaseback (~75,000 SF) and a roster of food, retail, fitness, and coworking operators under the Bell Works brand.4
Why does Bell Works Fort Monmouth matter for Eatontown real estate? Because the Bell Works metroburb model is a proven daytime-population multiplier. The original Bell Works Holmdel runs at 98 percent occupancy and brings approximately 8,000 daytime workers into a single building, supporting a food hall, retail tenants, a health club, a 250-guest conference center, public pickleball courts, sit-down dining, and a daily community programming calendar. Bell Works Fort Monmouth is positioned to do the same at smaller scale — about 10 miles from the Holmdel original. The daytime-employee population at Bell Works Fort Monmouth, plus the eventual production-crew base at Netflix Studios Fort Monmouth, plus the residential population at Monmouth Square, plus the existing AcuteCare Patterson Clinic / Monmouth County Park System / Trinity Hall / Triumphant Life Assembly / RPM Development / TetherView / Aaski Technologies / Kiely Company tenants already on the Fort, will collectively reshape what the central Eatontown daytime economy looks like by 2028.
For housing-market spillover, this matters because daytime population is what determines retail and restaurant viability, which in turn determines the lifestyle premium attached to surrounding residential addresses. The reason Holmdel's residential market commands the premium it does is partially because Bell Works Holmdel anchors a substantial daytime employment base. The same dynamic, transposed to the central Monmouth County corridor, will lift residential pricing within commute distance of the Fort Monmouth core in Oceanport, Eatontown, Tinton Falls, Shrewsbury Township, and the eastern edge of Tinton Falls. Inspired by Somerset Development is also building 22 mixed-use units in downtown Long Branch (former Inkwell Coffee House site, completed 2025) and an 8-story condominium development along Ocean Avenue in Asbury Park near the Wonder Bar (completed 2025) — meaning the same developer is simultaneously delivering residential supply in Long Branch and Asbury Park while building the office-retail-amenity demand engine in Tinton Falls.
Anyone who has driven through the Eatontown Circle — the intersection of Routes 35, 36, and Wyckoff Road / County Route 547 — knows what the traffic looks like at peak hour. Routes 35 and 36 carry the bulk of the central Monmouth County corridor's daily commuter and shopping traffic, and the Eatontown Circle has been a chokepoint for decades. The New Jersey Department of Transportation has been working on this for years, including a major reconfiguration completed in 2012. What is new in 2026 is that the NJDOT FY 2026-2035 Statewide Transportation Improvement Program (STIP) has earmarked an additional $80,005,278 for "Route 35/36, Eatontown, Interim Safety Improvements" under project ID #1090059, with $56,450,876 in federal share and $23,554,402 in state and local share — meaning the corridor is funded for another generation of improvements during exactly the window when Monmouth Square, Netflix Studios, and Bell Works Fort Monmouth are coming online.5
Separately, NJ TRANSIT launched a microtransit shuttle pilot program called MicroLink powered by NJ TRANSIT on Monday, April 6, 2026, in partnership with Via and with Federal Transit Administration funding. The pilot operates in portions of Monmouth and Bergen counties, runs 6 a.m. to 8 p.m. weekdays, and is a free, on-demand service accessible through the MicroLink app or by phone. The fleet is a mix of electric and gas-powered vans seating six, with one wheelchair-accessible seat per vehicle, and the service is designed to provide first- and last-mile connections from local communities to the broader public transportation network. The timing is meaningful: a free, on-demand shuttle pilot funded with federal transit dollars is precisely the kind of "first-and-last-mile" connectivity that traditional Monmouth County retail and employment centers like the Monmouth Square site and the Bell Works Fort Monmouth site need to absorb the daytime population growth coming over the next 36 months.
Eatontown is also served by NJ TRANSIT bus routes 831 and 832, and the Garden State Parkway is accessible at Exit 105 in adjacent Tinton Falls. The North Jersey Coast Line runs through Monmouth County with the closest stations at Little Silver and Long Branch. Eatontown does not have its own train station, which has historically been one of the borough's structural disadvantages compared to peer Monmouth County markets like Red Bank, Little Silver, and Long Branch. The MicroLink shuttle pilot, paired with the eventual Netflix shuttle program that will inevitably emerge once the studio is operational, is the closest thing the borough has had to a structured transit-connectivity story in decades. For buyers and sellers in surrounding shore towns, this matters because commuter access from Eatontown out to the existing Coast Line stations in Little Silver and Long Branch is the missing link that has been holding back rental and condo demand inside Eatontown itself. Filling that gap will redirect a portion of the Netflix-driven relocation demand that currently flows automatically to Long Branch and Asbury Park.
Below is the spillover map I am working from in 2026. Each adjacent town has a different absorption profile based on its current housing stock, transit access, and price-point positioning. This is meant as a working framework, not a precise market forecast.
Source: Tax rates per Monmouth County Board of Taxation, "Monmouth County Certified General Tax Rates 2025" (co.monmouth.nj.us/documents/18/TR2025Final.pdf). Long Branch median sale price per Redfin Long Branch housing market data. Spillover profile assessments are based on Prodigy field analysis of recent buyer behavior, not a quantitative market forecast.
From a market-velocity standpoint, the central Monmouth County corridor in Q1 2026 is running an average sale price of $836,125 with a median 36 days on market — per Corcoran Group analysis — while active inventory has increased just 1 percent year-over-year. The 30-year fixed mortgage rate has dropped to its lowest point since September 2022 at approximately 5.98 percent. New Jersey statewide saw a 6 percent year-over-year price surge versus 0.5 percent national growth in early 2026, with the Newark MSA recording a 6.7 percent year-over-year price jump — the steepest in the 100 largest U.S. metros. Monmouth County townhouse and condo median sale prices climbed 4 percent year-over-year to $520,000, with year-to-date increases at 9.6 percent — signaling that the price pressure on entry-level inventory is sharper than the headline single-family numbers suggest.6
For Staten Island, NYC, and Hoboken-relocating buyers in particular, the Monmouth County math has tipped sharply favorable in the past 12 months. The "mass exodus" pattern from Manhattan/Brooklyn/Hoboken into Monmouth County that several agents and analysts have flagged is precisely the buyer profile that the Eatontown projects are positioned to absorb. A relocating buyer comparing a $1.2 million two-bedroom in Brooklyn or Hoboken against a $900,000 four-bedroom single-family in central Monmouth County, with Netflix as a rumored or confirmed employer, is doing a different math than a relocating buyer was doing in 2022. The structural argument for Monmouth County has been there for years; what is new in 2026 is the employer concentration at Fort Monmouth that is converting that argument into observed listing-velocity data.
A few practical implications I am working through with clients on a weekly basis. First, sellers in adjacent shore towns who are timing a 2027 listing should think hard about whether to sell ahead of the Monmouth Square residential delivery or after. One thousand luxury rental units coming online over a 24-month leasing window in late 2026 through 2028 will absorb a meaningful share of buyer demand at the entry-level price point. Sellers of $700,000 to $1.1 million single-family homes in Long Branch, Asbury Park, Oceanport, Eatontown, and Tinton Falls who are listing in the 2026 window are likely to capture the pre-delivery premium. Sellers listing in 2027 or 2028 will be competing against a deeper rental option set, which compresses urgency for first-time buyers.
Second, buyers in the $900K to $1.5M range should be looking at the towns that are not on most relocating buyers' radar yet. The herd is going to Red Bank, Long Branch, and Rumson because those are the names already in the public consciousness. The undervalued plays in 2026 are Tinton Falls (1.386 tax rate, Garden State Parkway access, Bell Works Fort Monmouth daytime base, Tinton Falls School District restructuring), Shrewsbury Borough (1.661 tax rate, RBR feeder, Historic Four Corners walkability), and Little Silver (1.437 tax rate, Coast Line station, RBR feeder, Markham Place + Point Road elementary). All three carry less buyer-side awareness than the front-of-mind names but offer comparable lifestyle profiles. Buyers who lock in 2026 inventory at these addresses will look smart in 2028.
Third, condo and townhouse buyers should pay attention to the Monmouth County 4 percent year-over-year median sale price increase and 9.6 percent year-to-date number. Entry-level buyers locked out of single-family inventory have been rotating into condo and townhouse product, and that price pressure is showing up in the data. The townhouse-condo market in Monmouth County is running tighter than the single-family market on a year-to-date basis, which is the opposite of the 2022-2023 pattern. New construction townhouse and condo product like Patriots Square (Lennar) in Tinton Falls, Ironworks Crossing in Tinton Falls, and the various FMERA officer-housing rental products will absorb a portion of this demand — but the existing condo inventory in Asbury Park, Long Branch, and Red Bank is feeling the squeeze first.
Fourth, buyers comparing Eatontown to Holmdel should understand that the Bell Works precedent is real but not identical. The original Bell Works Holmdel sits in a suburban-residential context with the Holmdel public school system and a single-municipality redevelopment story. Bell Works Fort Monmouth sits inside a multi-municipality FMERA framework that includes the Netflix Mega Parcel, the Monmouth Square mixed-use redevelopment, and the FMERA affordable housing relocations. The cumulative daytime population at the central Monmouth County FMERA cluster will exceed Bell Works Holmdel's standalone Holmdel daytime population — but the residential premium will be distributed across multiple Eatontown-adjacent boroughs rather than concentrated in a single school-district pocket. That is a fundamental difference in how the price pressure will move through inventory over the 2026-2028 cycle, and it matters for any buyer trying to triangulate between the two redevelopment archetypes.
The mistake I see relocating buyers making in 2026 is assuming the Netflix headlines are the whole story. Netflix is the catalyst. Monmouth Square is the residential supply absorbing the relocating workforce. Bell Works Fort Monmouth is the daytime-employment multiplier. The $80 million NJDOT Route 35/36 capital plan is the infrastructure spine that ties it all together. The MicroLink shuttle is the missing first-and-last-mile link. You cannot underwrite this market correctly without seeing all five projects as one interconnected system.
Timeline based on publicly announced project milestones from FMERA, Kushner Companies, NJEDA, NJDOT, NJ TRANSIT, and Inspired by Somerset Development. All forward-looking dates are subject to change. 2026 is identified as the project inflection point because it is the year in which all five projects (Monmouth Square construction, Netflix Mega Parcel approvals, Bell Works opening, MicroLink shuttle launch, and NJDOT Route 35/36 funding cycle) are simultaneously active for the first time.
1. Eatontown borough basics (5.89 sq mi area / 5.84 land + 0.05 water; 13,597 population 2020 census, +7.0% from 12,709 in 2010; reincorporated as Borough March 8, 1926 via referendum April 13, 1926; original incorporation as Eatontown Township April 4, 1873; named for Thomas Eaton ~1670 mill builder; borders Shrewsbury Borough, Oceanport, West Long Branch, Ocean Township, Tinton Falls): U.S. Census Bureau; Wikipedia, Eatontown, New Jersey; World Population Review 2026. Mayor Anthony Talerico Jr. (D, term ends Dec 31, 2026) and 6-member Borough Council under "weak mayor / strong council" form: Wikipedia, Eatontown.
2. Monmouth Square redevelopment ($500 million total; 100 acres at junction of Routes 35 and 36 / 180 Route 35; original GLA 1,500,000 SF reduced to 990,000 SF; 1,000 luxury residential units; Whole Foods 40,000 SF anchor opening late 2026; 30-year PILOT approved by Eatontown 2023; groundbreaking May 9, 2024; $415M construction financing closed September 2024 ($303M residential from Fortress Investment Group + $112.5M retail from Rithm Capital Corp); 75% existing/pre-lease occupancy; completion target 2028; residential leasing launch end of 2026; designed by Minno + Wasko + Benoy + Dietz Partnership): ICSC ("How To De-Mall a Mall"); Real Estate NJ ("Kushner breaks ground on $500 million redevelopment of Monmouth Mall," May 9, 2024; "Kushner lands Fortress, Rithm Capital construction loans totaling $415 million," September 2024); Two River Times ("New Retail Tenants Announced for Monmouth Square," March 28, 2025); NJBIZ ("Kushner's Monmouth Mall redevelopment secures $415M construction financing," September 3, 2024); Jersey Digs ("Kushner Breaks Ground on $500 Million Monmouth Mall Redevelopment," May 15, 2024); Wikipedia, Monmouth Mall.
3. Fort Monmouth / FMERA / Netflix Mega Parcel data (1,126 total Fort acres; closed September 15, 2011; ownership transferred to State of NJ via deeds 2014 and 2016; 85%+ engaged in 35+ projects; 1,500+ jobs established; $1B+ capital investment; mission target of 10,000 jobs and $2B redevelopment; 292+ acre Mega Parcel for Netflix; Plan Amendment #20 approved by FMERA Board February 21, 2024; locally adopted by Eatontown via Ordinance 15-2025 on September 25, 2025; 12 soundstages; 1+ million SF campus; Phase 1 in mandated 36-month approval; closing at least a year away as of January 2025; buildout target 2028; 1,400-1,500 permanent positions; 88 obsolete buildings being demolished; Eatontown Housing Parcel 18.6 acres / 62 affordable units / $1.13M minimum bid advertised June 18, 2025; 13.4-acre adjacent open space): FMERA official website (fortmonmouthnj.com); FMERA Board Meeting documents (October 15, 2025; February 17, 2026); Two River Times ("New Year Brings Accelerated Activity to Fort Monmouth," January 2, 2025; "Netflix Studios Fort Monmouth Plans Approved with Modifications," February 27, 2024; "Fort Monmouth Affordable Housing Site Now Offered for Sale," June 27, 2025); NJEDA December 20, 2024 press release; Eatontown Borough Ordinance 15-2025 (September 25, 2025).
4. Bell Works Fort Monmouth (former Commvault HQ, 1 Commvault Way, 276,900 SF building, opened 2015; acquired early 2025 by Inspired by Somerset Development; 88% leased as of late April 2026; Jersey Mike's signed 70,000 SF office lease Q1 2026; Commvault retains ~75,000 SF leaseback; Bell Works Holmdel original at 98% occupancy; 10 miles from Holmdel; Inspired's parallel Long Branch 22-unit Inkwell Coffee House mixed-use development completed 2025 and 8-story Asbury Park condo on Ocean Avenue near Wonder Bar completed 2025): Two River Times ("A New 'Metroburb': Bell Works Fort Monmouth Taking Shape," April 30-May 6, 2026 print edition; "Bell Works 2.0 in Monmouth County Slated for Commvault in Tinton Falls," February 6-12, 2025); NJBIZ ("Bell Works bringing next metroburb to Fort Monmouth," January 31, 2025); Real Estate NJ ("Jersey Mike's leases 70,000 sq. ft. in major office deal at Bell Works Fort Monmouth," 2026); Bell Works official site (bell.works/fort-monmouth).
5. Transportation initiatives: NJDOT FY 2026-2035 Statewide Transportation Improvement Program earmark of $80,005,278 for Route 35/36 Eatontown Interim Safety Improvements (project ID #1090059), with $56,450,876 federal share + $23,554,402 state/local share: NJDOT STIP Section 9 Earmark documentation (dot.nj.gov/transportation/capital/stip2635/sec9/pdf/earmark.pdf). MicroLink powered by NJ TRANSIT microtransit shuttle pilot launched April 6, 2026 in partnership with Via and FTA funding, operating 6 a.m. - 8 p.m. weekdays in portions of Monmouth and Bergen counties: WBJB ("NJ Transit to Pilot Microshuttles in Monmouth County," April 6, 2026). NJ TRANSIT bus routes 831 and 832 serving Eatontown; Garden State Parkway Exit 105 in Tinton Falls; North Jersey Coast Line stations at Little Silver and Long Branch.
6. Q1 2026 Monmouth County market data (average sale price $836,125; median 36 days on market; active inventory +1% YoY; 30-year fixed mortgage rate ~5.98% lowest since September 2022; townhouse/condo median sale price $520,000 +4% YoY +9.6% YTD): Laurie Savino, Corcoran Group, "Monmouth County Real Estate Market Update: Q1 2026" (March 2, 2026, destination.living/monmouth-county-real-estate-market-update-q1-2026); Newark MSA 6.7% YoY price jump steepest in 100 largest U.S. metros / NJ statewide ~6% YoY surge: Cotality data via Fox Business ("$150K over asking isn't enough," April 2026). Long Branch median sale price $756,000 +10% YoY: Redfin Long Branch housing market data.
Project budgets, completion dates, leasing milestones, and tenant lease commitments are subject to change. Permanent job pipeline estimates reflect publicly available employer announcements and FMERA mission targets and are not a guarantee. Spillover profile assessments in this piece are field analysis based on Prodigy broker observation, not a quantitative market forecast. Prospective buyers and sellers should consult a licensed New Jersey broker and review property-specific assessment, listing, and sale data through the appropriate municipal tax assessor or MLS source before relying on any single data point in this piece.
Prodigy Real Estate is an innovative real estate company offering high-end video production, home valuation services, purchasing, and home sales. Serving New York and New Jersey.