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Bay Head & Mantoloking Today™ - October 2021

Edwin (Ed) O’Malley

As a life-long, year-round resident of the Bay Head and Mantoloking area, Ed combines his outstanding local knowledge and connections with his 20 year...

As a life-long, year-round resident of the Bay Head and Mantoloking area, Ed combines his outstanding local knowledge and connections with his 20 year...

Oct 29 1 minutes read

Bay Head & Mantoloking Today™ - October 2021

All remains well and busy here and there is relatively little news to report from either Bay Head or Mantoloking.  The recent storms brought wind, rain and flooding, but no significant damage that we are aware of.  The biggest news is a change that FEMA has made to how they rate homes in regards to flood insurance premiums.  Details about this can be found in the video, and in the text below.  The video also includes local scenery from throughout the month (including the recent stormy weather).  We have also compiled some fall favorites - local activities, restaurants, and more.  We hope you enjoy them!

Flood Insurance Update

FEMA recently adopted a more modern method via which to rate properties in order to determine flood insurance premiums.  The goal is to rate properties based on their unique risk characteristics, rather than simply on flood zone and elevation.  There is less reliance on traditional elevation certificates, and more reliance on the location of the property (distance to water), square footage, location of machinery, style of construction (and how it relates to cost to rebuild), and the size and number of flood vents, to name a few items.  These changes will immediately affect new policies, existing policies will likely not be affected until April 1, 2022, or their renewal date.  We are told that some premiums will decrease, while others will increase, but every property's situation is unique. Per FEMA, these changes do not alter flood mapping or insurance requirements.  You can find more resources regarding these changes here (FEMA). Also, two printable documents: Simple Guide for Single Family Homes (coverage limits, deductibles, structure definitions) and New Jersey - Risk Rating 2.0 (premium changes and mitigation). If you have questions about any of these changes, please let us know, and we can put you in touch with our flood insurance contacts.


There are a number of Halloween events in Bay Head this Saturday and Sunday, including a parade/costume contest, pumpkin contest, and pet parade.  Details and registration information can be found at


Many meetings remain online, though some are also in person - the best source of information right now is the town websites - check for frequent updates and changes.  Bay Head and Mantoloking both offer "dial-in" options for the public to attend many of their meetings. Zoom connections are also offered, and the details are generally shared with the meeting notices.

If you can't find an answer to your question, please let us know.

Bay Head | Mantoloking


The market conditions that we have recently discussed remain largely unchanged - inventory remains low, prices remain high, but there have been a few instances of price reductions.  In about two weeks, we will be attending a webinar offered by Altos, one of the leaders in real estate market data, regarding their predictions for 2022.  We should have more insight from this in our November update.

At the moment there are 16 homes for sale in Bay Head and Mantoloking combined. Currently there are 10 homes under contract in Bay Head and Mantoloking.  Happily, 4 of these transactions are our listings or sales, and many of the others involve agents in our office or company.  There have been 2 closings in the last 30 days in the two towns combined.

Further details and discussion can be found in our October Market Update.

As always, our current listings can be found on our website.

If someone you know might enjoy these updates or find them useful, please let us know, or have them contact us.

Have a Happy Halloween, and we hope that you are able to enjoy Thanksgiving with your family!


Ed and Suzie

All statistics are per the Monmouth/Ocean MLS as of 10/27/21.

If you have a question, please reach out!

We would be happy to answer any questions you may have - about the market, your property, or what is going on in town!

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