Nathan Colmer | Van Dyk Group
C: 609.290.4293 | O: 609.492.1511
Nathan Colmer | Van Dyk Group
C: 609.290.4293 | O: 609.492.1511
Lagoon front homes are located on small natural or man-made channels on the bayside areas of Long Beach Island. These homes offer direct access to Barnegat Bay but are generally less expensive than a home on the bayfront. Lagoon front homes on LBI will naturally appeal to boaters and have the added bonus of being somewhat protected from storms and waves. These attributes make lagoonfront homes a very popular option in the LBI NJ real estate market.
Lagoon front homes are less common on LBI than comparable locations like bayside and bayfront homes. They are generally located on the north end of LBI in High Bar Harbor, Loveladies, North Beach, and Harvey Cedars, and a few on the south end of LBI in The Dunes and Beach Haven. Lagoon front homes offer owners the ability to dock a boat and have access to the bay without paying the bayfront price!
The market for lagoonfront homes on Long Beach Island is unique among other waterfront homes. Therefore special considerations need to be considered when determining a home's value. The value of a single-family home on a lagoon will vary greatly depending on the presence or absence of a view, the house's condition, the age of the bulkhead, and the home's position on the actual lagoon. It is usually considered an advantage to be closer to the mouth of the lagoon for several reasons. The home will likely have a better view, situated closer to the open bay, and there will be less refuse and debris in the water. Therefore, homes closer to the mouth of a lagoon will usually trade higher than a home at the end of a lagoon.
One serious concern for a lagoon front homeowner is the type and the condition of the bulkhead. A bulkhead is a solid "wall" that separates the land from the water. They are most often found on bayfront and lagoonfront homes in the LBI real estate market. There are three common forms of material used to construct bulkheads. They are:
While no longer in use, creosote bulkheads are the oldest and the most prone to failure. Creosote is a dark, tar-like substance used to make wood water-resistant. Over time, it breaks down and can lead to rot and failure of a bulkhead.
Pressure-treated has been used for some time and is generally accepted as a quality material, although it too is obsolete by today's standards. Pressure-treated lumber involves chemically treating the lumber to make it more durable in a waterfront environment. While these bulkheads are more durable than Creosote, they can be prone to rot and should be carefully inspected.
Vinyl is the best and the most expensive option. Vinyl bulkheads add a great deal of value to a home and can withstand the waterfront environment very well. Vinyl bulkheads are the current standard of construction in the Long Beach Island real estate market. While vinyl bulkheads will last a long time, they can also still have issues. As is the case with all bulkheads, over time, the metal supports of the bulkhead can deteriorate, leading to failure. A vinyl bulkhead is only as good as the installer's work will allow. Therefore, even a home with vinyl bulkhead still requires a careful and thorough evaluation.
Since Hurricane Sandy and changes to building codes throughout Long Beach Island, most new bulkheads have to be built higher than those built before 2012. This additional height is intended to limit flooding from the bay, and it works quite well! Rules vary from town to town, but many areas of the LBI real estate market will require a new, higher bulkhead to be built when a home sells or is re-built.
The map shown here is a small section of LBI showing Haven Beach, The Dunes, and Beach Haven Terrace. The areas outlined in red are bayfront locations on Long Beach Island. The areas outlined in yellow are Lagoonfront homes. Many lagoonfront homes are located in parts of Beach Haven, Ship Bottom, North Beach, Loveladies, and High Bar Harbor.
Lagoon front homes are essentially natural or man-made channels of water that lead to the bay. They offer the ability to dock a boat and have bay access without the higher price of a bayfront home.
Perhaps nowhere on LBI is better known for lagoon-front homes than High Bar Harbor. This small community is located on an island just off Barnegat Light yet is governed by Long Beach Township. The island, connected by a land bridge on 20th Street in Barnegat Light, is comprised of almost all Lagoonfront and bayfront homes and is truly a boater's community! This excellent location on the North end of LBI provides easy access to Barnegat Inlet, so getting to and from the ocean is a breeze.
Generally speaking, home prices in High Bar Harbor trend lower than other parts of the LBI real estate market, yet High Bar Harbor is an excellent option for those looking to invest in a boaters community. You can also get "more houses" for your money, which is always a good thing!
Beach Haven West is a waterfront community located in Stafford Township, New Jersey, just across the bay from Long Beach Island, New Jersey. With easy access to both Manahawkin and Barnegat Bay and the Atlantic Ocean, Beach Haven West has grown in popularity to become a destination for those looking to experience life on the water. Beach Haven West offers many waterfront homes located on Barnegat Bay and a series of lagoons.
Home prices in Beach Haven West are significantly lower than lagoon front home prices in the LBI real estate market. Therefore, many buyers will opt to purchase a larger home at a more affordable price in Beach Haven West over a home on Long Beach Island, provided they don't mind the longer drive to the beach and the fact that they are not actually on Long Beach Island. The area has grown in popularity as prices have risen on LBI and many buyers view Beach Haven West as an alternative to buying a home on Long Beach Island. There is also a rental market in Beach Haven West, which is less reliable than the rental market on Long Beach Island, but can still help to cover some ownership costs.