Bay Head & Mantoloking Market Update

What's Active, What Sold, and What the Numbers Are Telling Us This September

Eighteen homes are on the market right now between Bay Head and Mantoloking, ranging from a two bedroom condo a few blocks from the sand to a nineteen million dollar oceanfront estate that isn't even built yet. Only two sales closed in August. Here's what the numbers actually show.

Market Snapshot

There are 18 active listings across the two towns this month, priced from $1,595,000 up to $19,900,000, with a median asking price of $9,849,000. Days on market for that group range from 5 to 251, with a median of about 105 days.

Of those 18 listings, 7 have had at least one price reduction since they first came to market, 9 are still asking the price they started at, and 2 have actually gone up. Both of the properties that increased are pre-construction builds on Ocean Avenue in Mantoloking, more on those below.

Only two properties closed in Bay Head and Mantoloking in August. We didn't have reliable under contract data available for this update, so that section is sitting out this month. We'll fold it back in as soon as we have it.

Active Listings Worth Watching

Most of the 18 active listings are holding steady at their original price. The eight below are the ones with an actual story this month, whether that's a fresh price cut, a brand new listing, or a price that moved in a direction you don't usually see.

138 Woodland Ave, Bay Head

Ed's own listing, and one of the more interesting lake properties to come up in Bay Head in a while. It sits two doors from Twilight Lake, with lake views from several rooms and water view decks wrapping the entire second floor. Skylights bring natural light into the family room, and the third floor bedroom suite has its own attached bath and takes in the view from above everything else. The 5 bedroom, 3 full and 1 half bath Colonial sits on a 50 by 125 foot lot and is a short walk to the beach, the bakery, and Charlie's.

Currently asking $3,790,000, down from an original list price of $3,900,000, a reduction of $110,000, or about 2.8 percent. It's been on the market 49 days.

634 East Ave, Bay Head

A true double lot on East Avenue's Gold Coast, between the Chadwick Avenue and Johnson Street beaches. This 1995 Dutch Colonial has 8 bedrooms and 5 full and 1 half baths across 3,896 square feet, built for large gatherings and set on a lot most Bay Head buyers only dream about.

List price is now $7,600,000, down from an original $8,500,000, a $900,000 cut, or about 10.6 percent, the largest percentage reduction of any active listing this month. It has been on the market 51 days.

961 Lagoon Ln S, Mantoloking

A waterfront opportunity on prestigious South Lagoon Lane, close to the Bay Head Yacht Club and the center of town. The 1955 Shore Colonial has 4 bedrooms and 2 full and 2 half baths on an oversized, sprawling lot. This one is being positioned as a chance to create or reimagine the property rather than move in as is.

Listed at $9,999,000, unchanged from its original price. It just came on the market and has only 5 days on the books.

1052 Barnegat Ln, Mantoloking

Set at the end of a long, landscaped approach on a 70 by 330 foot waterfront lot, minutes from the Mantoloking Yacht Club and downtown Bay Head. The 1995 Shore Colonial offers 6 bedrooms and 5 full and 2 half baths across 5,062 square feet, with a two story foyer, a custom kitchen built around two islands, an in ground pool, and a private dock.

Asking $11,850,000, the same price it listed at. It's brand new to the market, with 16 days on the books.

1087 Ocean Ave, Mantoloking

An oceanfront double lot, 140 by 430 feet, built in 2015 by R Popovitch Builders on an elevated parcel with a dune and revetment wall. The custom Cape has 9 bedrooms and 4 full and 3 half baths across roughly 5,738 square feet, with two bedrooms on the first floor for guests.

Now asking $11,495,000, down from an original $12,495,000, a $1,000,000 reduction, or about 8 percent. This is one of three $1,000,000 price cuts among the active listings this month. It has been on the market 160 days, the longest of any property in this section.

940 Barnegat Ln, Mantoloking

A brand new, 2025 built waterfront estate along the south lagoon of Barnegat Bay, with a French inspired design from R. Popovitch Builders. The 8 bedroom, 8 full and 1 half bath home runs about 7,068 square feet and includes a chef's kitchen with a La Cornue range and dual Sub-Zero refrigerators, a heated pool and spa, and a separate guest house.

List price is $14,999,000, down from an original $15,999,000, a $1,000,000 reduction, or about 6.3 percent. It has 137 days on the market.

1201 Ocean Ave, Mantoloking

One of two Orchard Hills pre-construction homes on Ocean Avenue, this one on a sprawling 150 by 372 foot lot with a projected summer 2027 completion. The plan calls for 8 bedrooms and 8 full and 1 half baths across 8,000 square feet, with rift and quartered oak floors, custom inset cabinets, and full home automation throughout.

Currently priced at $19,900,000, up from an original list price of $17,500,000, an increase of $2,400,000, or about 13.7 percent. That's the single largest price movement of any listing in either town this month, and it's worth watching alongside its sibling listing below. It has been on the market 251 days.

1063 Ocean Ave, Mantoloking

The second of the two Orchard Hills pre-construction homes, on a 105 foot wide oceanfront lot with the same projected summer 2027 completion. This one is planned for 7 bedrooms and 7 full and 2 half baths across 8,000 square feet, with the same old world detailing and full home automation as its sibling listing.

Asking $16,999,000, up from an original $16,500,000, an increase of $499,000, or about 3 percent. Both Orchard Hills homes moved up in price rather than down, which sets them apart from almost everything else on this list. It has 251 days on the market, the same as 1201 Ocean Ave, since the two were listed the same day.

Also on the Market

The remaining 10 active listings round out the picture. Most are holding at their original price, and none of them have had a headline moment this month, but they're all part of the current inventory.

Note: 2 Warren Pl and 954 Barnegat Ln are pre-construction, with projected completions in October 2026 and 2027 respectively. Days on market for both reflects time since listing, not time since a finished home was available to show.

What Closed in August

571 Main Ave, Bay Head

A three story Seashore Colonial just steps from the beach and within walking distance to downtown Bay Head. Built in 2007, this 5 bedroom, 3 full and 1 half bath home has 9 foot ceilings, hardwood floors with walnut inlays, and a brick patio surrounded by mature landscaping.

It listed at $3,995,000 and never had a price reduction. It went under contract on June 26 after just 22 days on the market, and closed on August 17 for $3,800,000, about 95.1 percent of the list price.

1325 Ocean Ave, Mantoloking

An oceanfront estate on one of the most sought after stretches of Mantoloking's coastline. Built in 1994, this contemporary custom home has 6 bedrooms and 6 full and 2 half baths across roughly 5,488 square feet, with 24 foot ceilings, walls of glass, and multiple balconies. It sold as an estate, listed "as is."

It listed at $9,499,000 and, like 571 Main Ave, never had a price reduction. It went under contract on August 7 after 100 days on the market, and closed on August 26 for $8,550,000, about 90 percent of the list price.

List Price vs. Sale Price: What August Tells Us

Two closings is a small sample, and we won't pretend it tells the whole story of this market. But there's a pattern worth pointing out. Both homes that closed in August sold below their asking price, at 95.1 percent and 90 percent of list respectively, for an average of about 92.6 percent. Neither one had a single price reduction during its time on the market. Both sellers held their original number the entire way, then negotiated down at the closing table instead of adjusting the list price along the way.

That's a different pattern than what we're seeing in the active pool, where 7 of the 18 current listings have already taken a public price cut, some more than once likely by the time they sell. Whether it's better to hold firm and negotiate at the end, or reduce early and draw in more traffic, probably depends on the property and how motivated the seller is. With only two closings this month, we'd rather watch this pattern over a few more months than call it a rule.