Torn between Sea Girt and Manasquan for your Jersey Shore home? These neighboring towns share the same stretch of coast yet offer very different day-to-day experiences. You want a place that fits your lifestyle, budget, and commute without surprises after closing. Below, you’ll get a clear side-by-side on vibe, housing, pricing signals, schools, beaches, access, and ownership details like flood zones and taxes. Let’s dive in.
Sea Girt vs Manasquan at a glance
| Category | Sea Girt | Manasquan |
|---|---|---|
| Vibe | Quieter, mostly residential with a landscaped boardwalk and limited commercial areas. (Sea Girt Beach program) | Livelier mix with a one-mile ocean beach, inlet, and a year-round downtown dining scene. (Borough site) |
| Scale & setting | Small borough under 2,000 residents (2020). (Sea Girt profile) | Larger, about 5–6K residents (2020). (Manasquan profile) |
| Housing mix | Primarily single-family and oceanfront/ocean-view homes; limited condos. | Broader mix: ocean-block cottages, inland single-family, inlet/riverfront with docks, and some condos. |
| Pricing signals | Example snapshots: typical home value about $2.28M as of Dec 31, 2025 (Zillow). Median sale near $2.7M in Jan 2026 with tiny transaction counts (Redfin). Other mid-2025 medians ranged $1.67M to ~$1.9M across sources. Small sample sizes can swing figures. | Example snapshots: typical home value about $1.1M as of Jan 31, 2026 (Zillow). Median sold near $1.125M in June 2025 (Rocket). More transactions tend to steady medians. |
| Schools | Sea Girt Borough School District PreK–8, then Manasquan High School. (Sea Girt Schools) | Manasquan Public Schools K–12, including Manasquan High School. (Manasquan Schools) |
| Beach & lifestyle | Family-focused beach with seasonal lifeguards and badges. (Sea Girt Beach) | Ocean beach plus Manasquan Inlet; walkable downtown with more restaurants and arts venues. (Borough site) |
| Commute | Nearest rail at Manasquan or Belmar for NJ Transit service. (Belmar Station) | NJ Transit North Jersey Coast Line service from Manasquan. Drive to the Garden State Parkway for north-south travel. |
| Flood & codes | Coastal town with mapped Special Flood Hazard Areas. Check FEMA FIRM panels, BFEs, and local code. (Sea Girt flood code) | Coastal town with ocean and river proximity. Confirm flood zone, elevation, and insurance with current maps and quotes. |
| Property taxes | New Jersey’s average property tax bill topped $10,000 statewide in recent reporting. Local bills vary by property. (State report) | Same statewide context applies. Always review the current tax record for a specific home. |
Housing and pricing: what to expect
Sea Girt homes
Sea Girt leans heavily toward single-family properties, including oceanfront and ocean-view homes plus newer rebuilds on interior streets. Condo choices are limited. This creates a premium-feeling market with constrained inventory.
Recent snapshots illustrate the small-sample effect. Zillow reported a typical home value near $2.28M as of Dec 31, 2025. Redfin showed a median sale price around $2.7M in Jan 2026, but with very few sales. Other sources placed the median closer to $1.67M to ~$1.9M in mid-to-late 2025. The takeaway is simple: with so few closings, one or two high-end oceanfront sales can skew the median in any given month. Always note the date and number of sales when comparing.
Manasquan homes
Manasquan offers a broader mix. You will find classic shore cottages by the ocean, year-round homes inland of Routes 35 and 71, inlet and riverfront properties with docks, and some condos. That variety means more choices at different price points.
Recent pricing reads steadier thanks to more transactions. Zillow’s typical home value was about $1.1M as of Jan 31, 2026. Rocket’s June 2025 snapshot reported a median sold price near $1.125M and characterized conditions as a seller’s market at the time.
How to shop smart in each town
- Sea Girt: Focus on micro-location and lot position. Oceanfront and ocean-view homes carry large premiums. Verify recent comparable sales by property type and distance to the beach, and expect medians to move when a few luxury closings hit the tape.
- Manasquan: Define your lifestyle zone early. Downtown-walkable, riverfront with dockage, and ocean-block each live differently and price differently. Broader inventory can help you time the market and negotiate.
- In both: Always evaluate elevation, flood zone, and insurance early in diligence. Include the actual annual tax bill for any property you consider.
Schools and education
Elementary and middle school paths
Sea Girt students attend the Sea Girt Borough School District for PreK–8 at Sea Girt Elementary, a small program noted for a low student-to-teacher ratio and past national recognition. For district details and current enrollment, visit the Sea Girt Borough School District.
High school
Sea Girt sends to Manasquan High School under a sending-receiving relationship. Manasquan residents attend Manasquan Public Schools, and the high school serves the broader area with established AP and extracurricular offerings. For the most current program and performance information, consult the district’s official pages and the latest state reports.
Beaches, dining, and daily life
Sea Girt’s shore feel
Sea Girt centers on a scenic, landscaped boardwalk and a beach program with seasonal lifeguards and badges. Day-to-day life feels calm and residential. Dining is more limited compared with its neighbor, though the historic Parker House is a local favorite in season.
Manasquan’s beach, inlet, and downtown
Manasquan pairs an Atlantic beach with the Manasquan Inlet, a draw for surfers and boaters. The downtown offers year-round restaurants, cafés, and small businesses, plus community arts. If you like to walk to dinner more often, this profile may fit your routine. Explore seasonal and civic details on the Borough of Manasquan site.
Commute and access
Rail and NYC access
Manasquan and nearby Belmar sit on NJ Transit’s North Jersey Coast Line. Many Sea Girt residents drive a short distance to these stations. Travel time to New York Penn Station commonly ranges about 1.5 to 2 hours depending on the train and transfers. Check current parking and schedule details on the Belmar Station page and a live timetable before planning your commute.
Driving
Route 71 runs through the area, and the Garden State Parkway is the main north-south artery. Off-peak drives to Midtown Manhattan can be about 1.5 to 2 hours and longer in traffic. Always verify current conditions and construction before you go.
Coastal risk and cost of ownership
Flood zones, elevation, and building rules
Both towns include FEMA Special Flood Hazard Areas. Your due diligence should confirm the FEMA Flood Insurance Rate Map panel, Base Flood Elevation, and whether a property sits in a V-zone or Coastal A zone. These details affect construction requirements and insurance pricing. Review local code references, such as Sea Girt’s adoption of FEMA FIRMs in its ordinance, and consult updated FEMA maps for the exact address. You can start with the Sea Girt flood-hazard code reference.
Flood insurance premiums vary by street, elevation, and structure. Market summaries show wide variation across Monmouth shore towns. Use them for context, then request a property-specific quote.
Property taxes
New Jersey’s average property tax bill has exceeded $10,000 in recent statewide reporting. Monmouth County communities often trend above national averages, though bills vary widely by property. For context, see the latest state tax coverage, then review the current tax record for any home you are considering.
Short-term rentals and seasonality
Short-term rental rules are set at the municipal level and can change. Some shore towns require registration or have seasonal limits. Before you count on rental income, confirm the latest ordinance, licensing steps, and any occupancy or parking rules with the borough clerk or code pages. Start with the Borough of Manasquan site and the local code repositories, and request written confirmation if needed.
Who each town fits best
- Choose Sea Girt if you want a quieter, mostly residential oceanfront setting, are comfortable with premium pricing, and value a small-town feel by the boardwalk.
- Choose Manasquan if you want a walkable downtown, more dining choices, and a wider range of home types and price points, including river and inlet options.
Quick buyer checklists
For pricing clarity
- Pull recent comps by micro-location and property type. Note the number of sales and date used.
- For Sea Girt, expect medians to move when a few high-end listings close.
- For Manasquan, compare ocean-block, inland, and riverfront separately.
For schools
- Confirm current grade configuration and enrollment on district sites.
- Review the latest state performance report for program details you care about.
For flood and insurance
- Verify FEMA map panel, BFE, and zone for each address.
- Ask for an elevation certificate and an insurance quote early in diligence.
For commute
- Check live NJ Transit schedules from Manasquan or Belmar and parking availability.
- Test-drive your route to the Garden State Parkway at your typical departure time.
For rentals
- Confirm short-term rental rules, permits, and seasonal restrictions with the borough clerk.
- Model realistic rates and occupancy based on current rules, not past anecdotes.
Your next step
Both Sea Girt and Manasquan deliver classic Shore living, just in different flavors. If you want help narrowing the right street, home style, and micro-market fit, reach out for guidance tailored to your goals. Schedule a confidential consultation with Shawn Clayton to explore on-market and private opportunities.
FAQs
What is the main lifestyle difference between Sea Girt and Manasquan?
- Sea Girt feels quieter and more residential by the boardwalk, while Manasquan adds a year-round downtown, inlet activity, and more dining options.
How do Sea Girt and Manasquan home prices compare in recent data?
- Recent snapshots showed Sea Girt medians often higher and more volatile due to few sales, while Manasquan trended lower with steadier medians thanks to more transactions.
Which schools serve Sea Girt and Manasquan residents?
- Sea Girt students attend Sea Girt Elementary for PreK–8 and then Manasquan High School, while Manasquan residents attend Manasquan Public Schools K–12.
How long is the commute to New York from these shore towns?
- NJ Transit from Manasquan or nearby Belmar commonly runs about 1.5 to 2 hours to New York Penn Station depending on the train and transfers.
What should buyers know about flood risk in Sea Girt and Manasquan?
- Both are coastal with mapped FEMA flood zones; verify zone, Base Flood Elevation, and elevation certificate for each property and get an insurance quote early.
Are short-term rentals allowed in Sea Girt or Manasquan?
- Rules vary by borough and can change, so confirm current registration, permit, occupancy, and seasonal limits with the municipal clerk or code pages before renting.
