Point Pleasant Borough NJ Condos: Every Community, Building by Building

Point Pleasant Borough is not a condo town by reputation — it's a lagoon-and-marina single-family town. But underneath that sits a real, segmented condominium inventory: small inland garden courts at one end, deep-water marina townhomes at the other, and a brand-new luxury attached tier that arrived only in the last eighteen months. Three things make it hard to shop. The mailing-address problem — units taxed by the Borough routinely display as "Point Pleasant Beach, NJ 08742," so filtering by town misses them entirely. Thin comparables — most of these associations run four to thirty-six units, so a single trade moves a whole building's price narrative. And the 2026 revaluation, which is resetting every assessment in every one of these buildings, unevenly. What follows is the working inventory, an honest read on where the money actually is, and the due-diligence packet I pull before a client writes an offer on attached product here.

A condominium sitting in the Borough's tax book will very often surface on the national portals with a Point Pleasant Beach address line, because that's what the postal service assigned it. If you're shopping by municipality — and you should be, because the tax bill, the school assignment, and the rental ordinance all follow the municipality rather than the mailbox — you have to shop by street and by association name.

That's the single most useful thing in this guide, and everything below is organized so you can do exactly that. One more Borough rule worth knowing before you underwrite anything: the Borough prohibits rentals of fewer than 30 days, so a short-term rental income model is off the table here regardless of what an association's own bylaws might allow. To see what's actually available while you read, our Point Pleasant homes for sale page runs live inventory filtered to the municipality.

These are the Borough's workhorse condominiums — mostly two-story garden and courtyard buildings from the late 1960s through the late 1980s, clustered along Bridge Avenue, Route 88, Beaver Dam Road, and the residential grid west of the canal. Units run small: one and two bedrooms, interiors mostly between 690 and 1,200 square feet.

The buyer is almost always one of three people: a first-timer priced out of the Borough's single-family stock, a downsizer staying in town after selling the family house, or a second-home owner who wants a lock-and-leave without a waterfront tax bill. None of them are boaters — which means this tier trades on condition, association health, parking, and monthly fee rather than on water access.

Unit counts compiled from numbered residential condominium parcels in the Borough's assessment proof book; interiors reflect portal-reported figures. Research-grade, not title-grade — confirm against the recorded master deed and with the Borough Tax Assessor.

This is where the Borough's attached-housing market stops resembling any other Ocean County condo submarket. These aren't garden apartments — they're two- and three-story townhomes and flats on lagoon, canal, or river frontage, with community pools, deeded or assigned dockage, and in several cases direct marina adjacency. Floor plans jump to 1,250–3,500 square feet, and the buyer changes completely: a boating household that decided it would rather own a slip than a lawn.

Bay Point Harbour is the anchor. At roughly 108 units it functions almost as its own neighborhood, and it carries the Borough's highest verified condominium pricing — a 1,866 sq ft three-bedroom closed at approximately $1.5 million in April 2026, about $804 per square foot. Two structural notes for this whole tier. First, "water access" means at least three different things: a deeded slip conveyed with the unit, an assigned slip allocated by the association, or bulkhead frontage with no slip rights at all — and listing language blurs them constantly. Second, flood and insurance exposure is now the largest swing factor in true monthly carry; a unit that looks $200 cheaper on the fee sheet can be $600 more expensive once the flood premium lands. Our flood zones and insurance guide covers how that math works.

Approximate unit counts compiled from Borough condominium assessment records and public listing data. Small regimes are amended, phased, and renamed more often than the portals reflect — confirm against the recorded master deed.

The most consequential development here isn't a price movement — it's the arrival of purpose-built attached product at a price point the Borough has never supported before. 842 Arnold Avenue appears to be a five-unit luxury townhome regime of roughly 2,954 sq ft per home, with reported closings in the $1.16–$1.17 million band. That's single-family money paid for attached product. Ocean Breeze at 629–631 Route 88 is the middle-tier answer: at least fifteen units of 2026 construction, mostly two-bed two-bath around 1,040–1,120 sq ft, establishing a new-construction floor near $600,000. And 2113 River Road sits at the top — 2026 construction, roughly 3,000–3,300 sq ft, asking approximately $1.59 to $1.89 million with no closed sale surfaced yet. That project's first closing will reset the Borough's attached-housing ceiling.

Ocean Breeze matters more than its size suggests. When a buyer can get new mechanicals, a new roof, and a fresh reserve schedule for $600,000, a 1978 building asking $470,000 has to justify the gap on something other than price alone. Put the whole inventory on one line and it separates into four clean bands: the entry band at roughly $270,000–$500,000 (older inland garden associations, and the band where a low price is most often a reserve problem in disguise); the new-construction middle near $600,000; the waterfront townhome band at roughly $600,000–$900,000, which is the deepest and most liquid segment; and the luxury band from roughly $1.1 million up.

Closed sale and square footage for 69 Bay Point Harbour per MLS-fed public record, April 30, 2026. Active asking prices and square footage as of July 2026; per-foot figures calculated from those inputs. Borough median price per square foot from February 2026 closed-sale data. Asking prices are not sales — read the amber bars as list-side signal only.

Point Pleasant Borough is running a municipality-wide revaluation intended for tax year 2026, through an outside appraisal firm. Two things every condo owner here should understand. First, a revaluation is a redistribution, not an aggregate increase — the town doesn't collect more money because assessments rose; the rate drops proportionally. What changes is who pays which share. Second, redistribution is never even. Property types whose market values rose fastest absorb the largest share increase.

Apply that here. The waterfront tier has appreciated hard; the inland garden tier more modestly. A reasonable expectation is that Bay Point Harbour, Water's Edge, Hidden Harbor, and the Shore Haven and Sea Point regimes step up, while the older Bridge Avenue and Beaver Dam Road associations move more softly — in some cases down. Nobody should treat that as a prediction; the appraisal firm's numbers are the numbers. But the practical consequence is clear: do not underwrite your carrying cost off the seller's current tax bill. That figure is about to become historical. Note also that appeal deadlines shift in a revaluation year — May 1 rather than April 1, with forms through the Ocean County Board of Taxation in Toms River.

Sources: Borough of Point Pleasant Tax Assessor, Ocean County Board of Taxation, and MLS-fed public sale records, 2024–2026. Requirements change; this is general information, not legal advice. Confirm with the Borough and a licensed New Jersey real estate attorney.

Request the reserve study before you write the offer, not during attorney review. Small associations concentrate risk — in a 400-unit building a $600,000 roof is a rounding error spread across hundreds of owners; in a twelve-unit courtyard it's a $50,000 special assessment with your name on it. A seller's agent who can't produce a reserve study within 48 hours is telling you something about how that association is run. That single document has killed more of my clients' offers here than price ever has, and every one of those was a save.

"In a twelve-unit building there's no such thing as a comparable sale. There's one sale, and everybody argues about it for three years. That's why I read the reserve study before I read the comps — and why I tell buyers to decide which price band their life actually fits before they fall for a unit. The mistake I see most often is shopping the entry band on price and the luxury band on emotion. Do it the other way around and this is a very good market."

— Anthony Licciardello, Broker, The Prodigy Team

Buying attached product in a small association takes a different kind of homework than buying a house — and reaching the New York buyers who want a lock-and-leave on the water takes a different kind of marketing. I'm Anthony Licciardello, Broker of The Prodigy Team — dual-licensed in New York and New Jersey, a member of the Staten Island Growth Management Task Force, and a go-to broker for cross-border sales. We work the Borough's condo inventory at the level of the individual association, not the level of the town.

Our Above the Streets cinematic drone series extends that reach — aerial storytelling that markets entire towns rather than single listings, including the lagoon and marina corridors that make this waterfront tier what it is.

Anthony Licciardello · Broker, The Prodigy Team · 718-873-7345

In a twenty-unit building, the marketing has to reach the exact buyer looking for that exact association — a different job than listing a house. We build the comparable set from the master deed and the association's real trade history, not a portal estimate. If you want a straight read on your unit going into the revaluation, that conversation is free.

See Why Sellers Choose Us

Why does my Point Pleasant Borough condo show a Point Pleasant Beach address?

Because the postal service and the municipality drew different lines. Both boroughs share ZIP code 08742, and USPS assigns many mainland addresses a Point Pleasant Beach designation. Your taxes, school district, and municipal ordinances follow the municipality — Point Pleasant Borough — not the mailing address. Search by street and association name rather than by the city field on a listing.

How many condominium communities are there in Point Pleasant Borough?

This guide identifies 27 residential condominium regimes — roughly two dozen established associations appearing in the Borough's condominium assessment records, plus three newer projects built or marketed after that baseline. Several are very small, including at least one two-unit regime, which is why portal-based counts routinely come up short.

What does a condo cost in Point Pleasant Borough?

It depends entirely on which of four bands you're in. Older inland garden units run roughly $270,000 to $500,000. New small-footprint construction sits near $600,000. Waterfront townhomes run roughly $600,000 to $900,000. The luxury tier — premium Bay Point Harbour inventory plus the new Arnold Avenue and River Road projects — starts around $1.1 million and reaches roughly $1.9 million in current asking prices. For context, the Borough's overall median home price was reported at $682,450 in February 2026, with condominiums averaging about 28 days on market.

Which condo communities come with a boat slip?

Several waterfront regimes offer dockage, but the legal form varies and the distinction is expensive. Some units at Shore Haven South convey with a deeded slip. Other associations assign slips annually or maintain a waitlist, and some waterfront buildings have bulkhead frontage with no slip rights at all. Never take "boat slip" from a listing description at face value — confirm it in the master deed and the association's dock rules.

Will the 2026 revaluation raise my condo taxes?

Not automatically. A revaluation redistributes the tax burden rather than increasing the total collected, and the rate falls as assessments rise. Whether your specific bill goes up depends on how your unit's market value moved relative to the rest of the Borough since the last valuation. Waterfront condominiums, which have appreciated fastest, are the most likely to absorb a larger share. Appeal deadlines also shift — May 1 in a revaluation year rather than April 1.

Can I rent out a Point Pleasant Borough condo short-term?

No. The Borough prohibits rentals of fewer than 30 days, so a nightly or weekly vacation-rental model isn't available here regardless of what an association's bylaws might permit. Many associations layer their own stricter limits on top — minimum lease terms, caps on the number of rented units — so check both the municipal ordinance and the association's rules before underwriting any rental income.

Point Pleasant Borough Market Analysis
Waterfront & Boating Homes — What Buyers Check
Flood Zones & Insurance — The Shore Buyer's Guide
Snags That Can Derail a Point Pleasant Sale
Point Pleasant Homes for Sale — See the Market