Long Beach Island New Jersey Real Estate | LBI NJ Real Estate | Nathan Colmer

LBI Real Estate Oceanfront Homes

Nathan Colmer | The Van Dyk Group

C: 609.290.4293 | O: 609.492.1511

LBI Oceanfront Homes | Waterfront Homes | LBI Real Estate

Search LBI oceanfront homes for sale on Long Beach Island NJ. Browse all waterfront real estate and find your perfect beach house!

 

LBI Oceanfront Homes | Waterfront Homes | LBI Real Estate

Oceanfront Real Estate on Long Beach Island

 

Oceanfront Homes, also referred to as beach front homes, are properties that directly adjoin the Atlantic Ocean. All things being equal, this is the most expensive real estate on LBI. Single family oceanfront homes will range in value with "tear down" prices starting around $900,000 to beautiful estate homes selling for over $10,000,000! A more affordable option in the oceanfront home market would be to purchase a condo. Oceanfront condos have a wide price range as well with prices starting in the $300,000 to $400,000 area and capping over $1,000,000.

LBI Oceanfront Homes | Waterfront Homes | LBI Real Estate

LBI Real Estate Oceanfront Homes

Simply put, oceanfront homes offer the best views, highest rental income and best appreciation in long term value. They are also the most expensive home to buy in the LBI real estate market! Oceanfront homes come in a variety of styles and price ranges. While the majority of oceanfront development consists of single family homes, there are duplexes and condos available for both sale and rent. Specifically, Ship Bottom and Beach Haven offer some very nice oceanfront condos with prices starting in the $300,000 range. By comparison, single family homes start in the $900,000 price range and will exceed $10,000,000! Below are some recent sales in the oceanfront real estate market on Long Beach Island.

LBI Oceanfront Homes | Waterfront Homes | LBI Real Estate

 

 

 

 

LBI Oceanfront Homes | Waterfront Homes | LBI Real Estate

LBI Oceanfront Homes and CAFRA

For anyone looking to move on the water, a basic understanding of CAFRA is an essential prerequisite. This is specifically important for oceanfront homes and it will dictate what can and cannot be built on an oceanfront lot. A large CAFRA building envelope can allow to expansion of a home or the creation of larger decks. This knowledge can help both buyers and sellers determine the correct price for a home in the real estate market on Long Beach Island. CAFRA is a government agency that oversees certain development of residential and commercial properties in the defined CAFRA area (of which Long Beach Island is a part). CAFRA, along with the local township, determines what kind of building can be built in a certain area. The following items are regulated by CAFRA:

  • Development of a beach or a dune
  • Construction of buildings between the high water line and a point 150 feet towards the land
  • Large residential developments of 25 or more units
  • Commercial developments with 50 or more parking spaces

On Long Beach Island, CAFRA is most commonly invoked when building an oceanfront or bayfront property.  When building an oceanfront home, there are a number of points to be considered. A property owner has to consider both CAFRA and the local township. CAFRA will establish a building envelope that does not interfere with the local environment. The local township will then determine what can be built within the CAFRA approved building envelope. There are a few exemptions to CAFRA. While there are far to many to list, there are some commons exceptions that should be understood. For example. CAFRA is not required for building, renovating or elevating (commonplace on LBI) in the same footprint of a structure which was legally existing on July 19th 1994 with no expansion. CAFRA also allows exceptions for decks and patios provided they do not result in the grading or excavation of any beaches, dunes or wetlands. 

Understanding LBI Real Estate CAFRA Waterfront Development is essential prior to buying or selling any waterfront property on Long Beach Island. Many older oceanfront homes are sold as tear downs or with the possibility of expansion. Therefore, it is important to understand what value to place on the ability, or lack thereof, to expand. When building on the oceanfront, CAFRA is almost always required however exceptions do apply such as the permit by rule. A home with a restrictive CAFRA building footprint will be worth less regardless of the physical lot size.

 

 

LBI Oceanfront Homes | Waterfront Homes | LBI Real Estate

Long Beach Island Oceanfront Homes and Flood Insurance

Most oceanfront homes on Long Beach Island will fall into a "V" flood zone. A “V” flood zone is considered to be an area of higher risk. Therefore, flood insurance rates tend to be higher in a V zone as compared to an A zone. Likewise, there are building restrictions and additional methods that are recommended to safeguard the house. It is very important to understand New Construction in a V Zone on Long Beach Island NJ but in short homes but be built higher, with breakaway walls and, to achieve the best rate, built without enclosures below the structure. When building in an A or a V zone, both FEMA and the towns have established a minimum required height, often known as the BFE (Base Flood Elevation) however building higher than the BFE will lower both the flood insurance premium on LBI as well as future flood risk in general. A helpful example is offered by FEMA’s  to demonstrate how by building higher, the flood insurance rate (premium) on Long Beach Island will drop significantly

  • A single story home built on wood pilings in a VE flood zone built to BFE (base flood elevation) would have a monthly premium of roughly $878/ month.
  • A single story home built on wood pilings in a VE flood zone built 3 feet ABOVE BFE (base flood elevation) would have an estimated monthly premium of only $315/ month!

 

 

Long Beach Island New Jersey Real Estate | LBI NJ Real Estate | Nathan Colmer
Long Beach Island New Jersey Real Estate | LBI NJ Real Estate | Nathan Colmer
Long Beach Island New Jersey Real Estate | LBI NJ Real Estate | Nathan Colmer
Long Beach Island New Jersey Real Estate | LBI NJ Real Estate | Nathan Colmer

Real Estate Tip

Many areas of Long Beach Island have completed their beach replenishment projects. Be sure to check the current view compared to any further expansion of the dune system to ensure your current view will not be further diminished.

 

LBI Oceanfront Homes | Waterfront Homes | LBI Real Estate

Starting Your LBI Oceanfront Home Search

Oceanfront homes represent the best real estate Long Beach Island has to offer, however there are many details buyers should be aware of before entering into a real estate transaction. Maintenance costs are higher on the oceanfront, most oceanfront homes are in a "V flood zone" which carries more strict regulation and there are zoning issues that must be understood. For more information about buying an oceanfront home on Long Beach Island, contact me, Nathan Colmer, and I will be happy to help!

 

 

 

Popular LBI Real Estate Searches

 

You May Also Like...

LBI Flood Zones

Learn about LBI flood zones and how they relate to the cost of flood insurance on LBI.

Learn More

Bayfront Homes

Learn about bayfront homes in the real estate market on Long Beach Island.

Learn More

Lagoon Front Homes

Learn about lagoon front homes the real estate market on Long Beach Island.

Learn More

 

 

Your LBI Beach House is a Phone Call Away! Call Nathan Colmer 609-290-4293

Nathan Colmer

609.290.4293

ncolmer@vandykgroup.com

The Van Dyk Group

12800 Long Beach Blvd

Beach Haven Terrace NJ 08008

609.492.1511