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

Long Beach Island Oceanfront Homes

Nathan Colmer | Van Dyk Group

C: 609.290.4293 | O: 609.492.1511

Long Beach Island Oceanfront Homes


Oceanfront homes on Long Beach Island are located directly on the beach with unimpeded ocean views. In most cases, the oceanfront will be the most expensive location in the Long Beach Island real estate market. When buying or selling an oceanfront home on LBI, additional factors should be considered. For example, it is important to understand the CAFRA billing guidelines, lot size, and building line setbacks (of your home and the surrounding ones) to determine the property's value. The view will also vary from oceanfront home to oceanfront home based on the size of the dune and the age of the home's construction. It is also important to understand flood zones, as many oceanfront homes are located in the V zone, which tends to carry a higher cost of flood insurance



Long Beach Island Oceanfront Homes | LBI Real Estate Oceanfront Home Sales

LBI Real Estate Buyers




LBI Real Estate Oceanfront Home Sales

Oceanfront homes in the LBI real estate market have seen an increase in demand and pricing. A wave of new construction has been taking place, which has helped to drive up the price point of all homes on the oceanfront. On average, a new construction home on the oceanfront will trade for about $1,000-$1,800/ sq. foot, and with the average new construction being around 4,000-6,000 sq. feet, it is clear that this is the most expensive price point on Long Beach Island.

Long Beach Island Oceanfront Homes | LBI Real Estate Oceanfront Home Sales

Buying Oceanfront Real Estate on Long Beach Island

Oceanfront homes are located directly on the beach with direct views of the ocean and the dune. Oceanfront homes will usually be the most expensive location on Long Beach Island. 

Several factors determine the value of an oceanfront home on Long Beach Island. Anyone looking to buy or sell an oceanfront home on LBI should know and understand these. At a minimum, they are:

  • Lot size
  • House style and age
  • Building setbacks
  • Setbacks of the neighboring homes
  • Building height
  • CAFRA footprint

The size of the lot and the amount of that buildable area significantly impact the value of an LBI oceanfront home. Homes with a larger "frontage" on the ocean are generally worth more since more of the house will likely have an ocean view. For example, a home with 100 feet of frontage (often found in North Beach and Loveladies) will allow far more rooms to take advantage of the water view compared to a home built on a 50-foot lot, which the bulk of the home's square footage will lack a view in most cases. Understanding the setbacks imposed by both the local municipality and by CAFRA is essential to understanding the oceanfront real estate market on Long Beach Island. If a home cannot be moved or built "forward" on a lot (towards the ocean), it is at greater risk of losing views to the north or south. This is why it is so critical to understand the subject property and the neighbor's setbacks. A house directly next door may have a far more generous oceanfront setback and could block views and completely change the value of the subject oceanfront property. Likewise, if there is a restricted building line, CAFRA footprint, or alternatively generous room for expansion, the value of a home can significantly change. The age and condition of the home will also play a major role in the home's value. Of course, a newer home will be worth more, but compliance to local codes can also be significant. Since Hurricane Sandy the building heights for oceanfront homes on Long Beach Island have generally increased. This allows for a taller home with better views than one built in 2011 or 2012. Most reversed living houses will have a view from the "top" floor, but the home will be worth considerably more if the "middle" floor has a view thanks to a higher building height. In addition, if a home is not reversed living, the home's value in the LBI real estate market will be less.





Long Beach Island Oceanfront Homes | LBI Real Estate Oceanfront Home Sales

Flood Insurance Rate and Oceanfront Homes on LBI

Almost across the board, oceanfront homes on Long Beach Island are located in the V flood zone. When evaluating flood insurance rates, a “V” flood zone is considered an area of higher risk. Therefore, flood insurance rates tend to be higher in a V zone than in an A zone. That said, the introduction of private flood insurance into the marketplace and recent updates to how policies are rated through FEMA have changed some of that. Now, in some cases, oceanfront homes have seen their flood insurance rates drop considerably. Likewise, building restrictions and additional methods are recommended to safeguard the house when building in the V zone on the oceanfront areas of LBI. When buying or building on the oceanfront, it is essential to understand new construction in a V zone on Long Beach Island NJ. Generally speaking, oceanfront homes on LBI will be built higher (thanks to a taller building height), they will be constructed with breakaway walls and ideally will be 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. FEMA offers a helpful example 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!

This is a savings of almost $6,800/ year on Long Beach Island NJ flood insurance! Of course, this is a general example laid out by FEMA, and every home will rate differently. As I mentioned above, thanks to recent revisions to the national flood insurance program and the entrance of private flood insurance companies into the market, some rates have dropped in the V zone on Long Beach Island. This cost savings is partly due to historical data from Hurricane Sandy that showed these areas withstood the storm very well thanks to their naturally higher elevation. 

New Construction in a V Zone on Long Beach Island NJ

If you are planning to build a new home in the V zone on LBI, your architect will explain the exact guidelines involved with the construction of the house. Keeping in mind that rules will change from town to town, there are a few points to consider, including:

  • Everything below base flood elevation must be sacrificial, and no living space can be below base flood elevation
  • The exterior walls must consist of a breakaway wall system
  • The garage slab must be no more than 4″ thick and cannot be supported by pilings or other means

In short, New Construction in a V Zone on Long Beach Island, NJ must be designed to be able to sustain high-velocity winds and water damage such that the entire underneath of the house can be “washed away” and the water may flow freely below, thereby preserving the home itself. This helps to safeguard oceanfront homes on Long Beach Island as well as the surrounding homes from damage. 




Long Beach Island Oceanfront Homes | LBI Real Estate Oceanfront Home Sales

Long Beach Island CAFRA

CAFRA is a government agency that oversees the development of residential and commercial properties in the defined CAFRA area (of which some of Long Beach Island is a part). This will usually be oceanfront areas, bayfront areas, and anything that is near a wetland area. CAFRA and the local township determine what kind of building footprint can be developed. In most instances, CAFRA reviews the area and issues a building footprint. The local municipality will do the same based on their townwide setbacks. A builder must work within the more restrictive of the two combined footprints. CAFRA regulates the following items:

  • 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
  • Development in proximity to marshlands, wetlands and the like

CAFRA is most commonly invoked on Long Beach Island when building an oceanfront or bayfront property. When building an oceanfront home, there are several points to be considered. A property owner must consider CAFRA and the local township setbacks and guidelines. CAFRA will establish a building envelope that does not interfere with the local environment, including the dune system. There are several types of CAFRA permits, and the type of permit needed will depend on the proposed development. The requirements for this have changed in some areas of LBI as the older natural dune system is no longer considered the "primary dune" thanks to beach replenishment. Beach replenishment has created a new dune system, rendering the old dune system obsolete in some areas. 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 too many to list, some common exceptions should be mentioned. For example, CAFRA is not required for building, renovating or elevating (commonplace on LBI) in the same footprint of a structure which legally existed 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. There are several different types of CAFRA permits, each depending on the size and scope of the proposed development. Alternatively, if a home was built recently or has already had a CAFRA application made, there may no longer be an option for a new CAFRA permit to be submitted. If you are considering building or renovating a home in the LBI real estate market on the oceanfront, speaking with a CAFRA consultant is an absolute must!




More Long Beach Island Oceanfront Information

Visit the LBI Waterfront Home section of my website for more information about oceanfront, bayfront and Lagoonfront homes in the LBI NJ real estate market.


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Nathan Colmer



The Van Dyk Group

12800 Long Beach Blvd

Beach Haven Terrace NJ 08008