Choosing The Right Longport NJ Location For Your Shore Home
April 10, 2026
April 10, 2026
Best Neighborhoods in Longport NJ: A Luxury Buyer's Guide to the Most Exclusive Borough on the Jersey Shore
By Daniel Rallo, Broker Associate and Luxury Real Estate Specialist — South Jersey Shore. Ranked in the top 1% of real estate professionals nationally by Real Trends as published in The Wall Street Journal. Featured twice on HGTV and published in the Press of Atlantic City and The Star-Ledger.
Oceanfront estate or bayfront retreat with a private dock? Longport is not a town with dozens of neighborhoods to sort through. It is a single, exclusive borough of fewer than 900 year‑round residents where every block carries weight and even subtle differences in location dramatically affect price, lifestyle and long‑term value. If you are looking at the million‑dollar‑and‑above market on the South Jersey Shore, Longport deserves a very close look.
As a broker who has facilitated over a billion dollars in real estate across the South Jersey Shore — including luxury transactions in Longport, Margate, Ventnor, Brigantine, Ocean City, Avalon, Stone Harbor and Cape May — I know this island block by block. In this guide, you will learn how Longport's oceanfront blocks, bayfront streets, The Point, the interior corridor and the condominium market differ in price, lifestyle, flood risk and investment potential so you can buy with confidence. Let's dive in.
Longport is a small, prestigious borough occupying the southern tip of Absecon Island, just south of Margate and roughly three miles from Atlantic City. The borough stretches from the Atlantic Ocean on the east to the back bays and Great Egg Harbor Inlet on the west and south, connected to the mainland and Ocean City by the Route 152 (John F. Kennedy) Bridge. With a population of approximately 878 full‑time residents and a housing stock dominated by single‑family homes, Longport offers a level of privacy and exclusivity that is difficult to match anywhere on the Jersey Shore. You can explore borough services, tax information and municipal news on the official Longport website.
Longport's real estate market is defined by its luxury segment. Median home values consistently exceed two million dollars, and the limited supply of buildable land on a narrow barrier island keeps inventory tight year after year. The borough's strict zoning, low density and careful preservation of its residential character ensure that Longport remains one of the most sought‑after addresses on the entire East Coast for buyers seeking an upscale, quiet coastal lifestyle.
The borough is also home to one of the Jersey Shore's most recognizable landmarks — the Smiley Face Water Tower, which rises 125 feet above the intersection of 31st and Devon Avenues. The iconic smile and the slogan "The Best Port Longport" were first painted on the tower in 1982 and have become a beloved symbol of the community. After a full restoration in 2023, the smile is back and visible for miles.
Longport's oceanfront is where the borough's most prestigious and highest‑priced properties sit. Unlike Ventnor and Margate, which have a mix of single‑family homes, condos and high‑rises along the beachfront, Longport's oceanfront is overwhelmingly single‑family, with large contemporary estates, custom new construction and select legacy homes on generous lots. Many oceanfront properties feature elevated designs, expansive mahogany or composite decking, private pools, elevators, rooftop decks and direct beach access.
Pricing on Longport's oceanfront ranges from approximately 1.5 million dollars for smaller properties to six million dollars and above for expansive estates with direct beachfront, modern amenities and premium finishes. The price per square foot on move‑in‑ready oceanfront homes has surged, reflecting the scarcity of available land and the quality buyers expect at this level. Daniel Rallo advises luxury buyers on which oceanfront blocks offer the best combination of views, lot size, elevation and long‑term appreciation — details that matter enormously in a market this tight.
A concrete seawall runs along much of Longport's oceanfront, providing structural protection and defining the boundary between private property and the beach. Before you offer on an oceanfront property, confirm the condition of the seawall adjacent to the lot, review any borough easements or restrictions, and understand how deck and patio construction relates to the seawall under Longport's zoning code. For flood zone and elevation data, start with the FEMA Flood Map Service Center.
The Point is the southernmost tip of Absecon Island and one of the most unique settings on the entire Jersey Shore. Here, the ocean and the bay converge, offering panoramic water views in nearly every direction. Properties near The Point command exceptional premiums for their views, privacy and proximity to the Longport Dog Beach — one of the only year‑round, off‑leash dog beaches on the South Jersey Shore.
The borough has recently completed significant infrastructure work at Point Park, located at 11th and Atlantic Avenue, including a new concrete seawall, pavers, curbing and plans for landscaping, benches, lighting and a water fountain. These investments in public infrastructure at The Point reinforce Longport's commitment to maintaining and enhancing the value of this irreplaceable location.
The Point area is ideal for buyers who want a true end‑of‑the‑island retreat with water on three sides and very low foot traffic. Homes here are among the most coveted in Longport, and they rarely come to market. When they do, Daniel Rallo's clients benefit from early access and a deep understanding of what drives value at the southern end of the island.
Longport's bayfront offers a different but equally compelling waterfront lifestyle. Properties along the western edge of the borough, facing the back bays and Great Egg Harbor, deliver sunset views, private docks, boat access and a quieter atmosphere than the oceanfront blocks. Bayfront homes range from updated single‑family residences with deep‑water dockage to newer custom builds with expansive decks designed to maximize western exposure.
Boating families are particularly drawn to Longport's bayfront because of the direct access to back‑bay fishing, crabbing, kayaking and jet skiing, with easy passage to the inlet and open water. Before making an offer on a bayfront property, confirm bulkhead condition, dock permits, typical tidal flooding patterns and seasonal water depth. As with the oceanfront, verify the FEMA flood zone and elevation using the FEMA Flood Map Service Center, then price flood insurance into your carrying costs from day one.
While Longport is primarily known for its waterfront properties, the interior blocks between the oceanfront and the bayfront offer a more accessible entry point into this exclusive market. You will find a mix of well‑maintained single‑family homes, select townhomes and smaller properties on quieter streets that still sit within an easy walk of both the beach and the bay.
Atlantic Avenue serves as Longport's main commercial and civic spine, home to Borough Hall, the Community Building and a small cluster of services. The borough's compact layout means even interior properties are never more than a few blocks from the water in either direction. For buyers seeking the Longport address, the low taxes relative to assessed value, and the community's privacy and exclusivity without paying full oceanfront or bayfront premiums, interior blocks are worth serious consideration.
Longport has a limited but notable condominium market, anchored by buildings like the Longport Seaview and the Longport Ocean Plaza. These mid‑rise and low‑rise buildings offer one‑ to three‑bedroom units with ocean views, bay views or both, along with building amenities and a lower‑maintenance lifestyle than single‑family ownership.
Condos in Longport range from the upper three hundreds for smaller one‑bedroom units to well over one million for renovated units with premium views and finishes. The Longport Seaview, situated in the prestigious Point area, is particularly sought after for its water views and proximity to the southern tip of the island. The Ocean Plaza offers direct oceanfront living with balconies overlooking the beach.
For buyers coming from the Philadelphia metro area, North Jersey or Central New Jersey who want a lock‑and‑leave shore retreat with minimal maintenance, Longport condos provide the borough's exclusivity and beach access at a lower price point than single‑family homes. Evaluate HOA fees, reserve fund health, any rental restrictions and flood insurance requirements before committing.
Longport is one of the most expensive residential real estate markets in New Jersey. The median listing price hovers around 2.3 million dollars, and move‑in‑ready oceanfront homes regularly trade between three and six million dollars. Price per square foot in Longport has reached some of the highest levels on Absecon Island, reflecting the extreme scarcity of inventory and the quality of construction buyers demand.
State summaries for Tax Year 2024 place Longport's average residential tax bill at approximately 13,501 dollars. While this is higher than neighboring Margate or Ventnor in absolute dollars, Longport's tax rate of 1.122 per hundred dollars of assessed value is among the lowest in Atlantic County — a direct result of the borough's high property values and conservative municipal budget. You can review the full 2024 average residential tax bill report and explore assessment data through the Longport Tax Assessor's Office. For payment schedules and direct debit options, visit the Longport Tax Collector page.
Different data sources will show different numbers at any given moment because Longport's small transaction volume means a single ultra‑luxury sale can swing the median dramatically. This is one area where working with a nationally ranked agent like Daniel Rallo — someone who tracks every Longport transaction and understands the true block‑by‑block pricing — makes a measurable difference in what you pay.
Longport requires a certificate of rental occupancy before any dwelling can be rented. The borough's Building Inspector must inspect the property and confirm it meets code before a certificate is issued. Additionally, if a rental property will be occupied by more than five unrelated persons, the owner must register the rental with the Borough Clerk within 24 hours, including contact information for a responsible adult who agrees to report any ordinance violations. You can review the full rental regulations (Chapter 136) on the borough's code site.
Summer rental demand in Longport is strong, driven by families and vacationers seeking a private, upscale beach experience away from the more commercial shore towns. However, Longport's residential character and enforcement of occupancy and noise standards mean this is not a high‑volume short‑term rental market. If you are underwriting rental income, confirm the current certificate of occupancy process, occupancy limits and any registration requirements with the borough before finalizing your numbers. Daniel Rallo helps buyers build realistic rental projections based on actual Longport performance data, not generic portal estimates.
Approximately 97 percent of properties in Longport face some degree of flood risk over the next 30 years. This is the defining reality of barrier island ownership and it shapes pricing, insurance costs, construction standards and long‑term maintenance. The borough has invested significantly in resiliency infrastructure, including the recently completed seawall at Point Park, new dune construction along the bayside to mitigate tidal flooding, and ongoing utility upgrades across the borough.
Your must‑do checklist for flood and insurance:
Get the parcel‑level FEMA flood zone and base flood elevation from official maps using the FEMA Flood Map Service Center. Request the property's Elevation Certificate and ask about any prior flood claims. Obtain NFIP and private flood insurance quotes during attorney review or inspection. For oceanfront properties, understand how the concrete seawall and dune system affect your flood zone classification and insurance pricing. For bayfront properties, inspect bulkhead condition and evaluate tidal flooding history on the specific block. Understand Longport's building height and elevation requirements under the borough zoning code, which cap building height at 29 feet six inches above the finished first floor for new construction. For broader flood scenario modeling, explore the NJ Flood Mapper.
Longport's compact layout — roughly one mile wide and two miles long — makes it one of the most walkable communities on Absecon Island. Most residents can reach the beach, the bay, Borough Hall and the Community Building on foot or by bike. The borough's low density and quiet streets create a pedestrian‑friendly environment that larger shore towns cannot replicate.
The borough does not have a traditional commercial district or boardwalk. For dining, shopping and nightlife, most Longport residents walk or drive a few blocks north into Margate's Marina District and Parkway Section, where a full range of restaurants, cafes and shops are within easy reach. This proximity to Margate's amenities — combined with Longport's privacy and low taxes — is one of the most compelling value propositions on the island.
Beach badges are required during the guarded season, which runs from the last Saturday in June through the Saturday after Labor Day, with hours from 10 a.m. to 6 p.m. For 2026, seasonal beach badges are available for purchase beginning April 1 at preseason rates. The borough also offers digital beach badges through the MyBeach Mobile app. Badges can be purchased at Borough Hall (2305 Atlantic Avenue) and at the Community Building at 33rd and Atlantic Avenues once summer operations begin. Free seasonal badges are available to active military and veterans with valid ID. Visit the Longport Beach Information page for full pricing and details.
The Longport Dog Beach, located at The Point on the southern tip of the island, is one of the only year‑round off‑leash beaches on the South Jersey Shore and is free with free parking. It is a major draw for dog owners and a unique lifestyle perk that no other Absecon Island community offers.
Transit options are limited. Most Longport buyers rely on a car for off‑island travel, with the Route 152 Bridge providing direct access to Somers Point, the Garden State Parkway and the Atlantic City Expressway. The drive to Center City Philadelphia takes roughly 75 minutes, and North Jersey is approximately two to two and a half hours depending on traffic.
Use your lifestyle and budget to lead the way:
Maximum privacy and prestige on the sand: Focus on oceanfront estates along the southern half of the borough, where density is lowest and homes are largest. Expect pricing from three million dollars and up for move‑in‑ready properties. Panoramic water views and end‑of‑island seclusion: Target The Point area for properties with ocean and bay exposure, proximity to the dog beach and an irreplaceable setting at the tip of Absecon Island. Boating, sunset views and water access: Look at bayfront homes for private docks, deep‑water access and western sunset exposure over the back bays and Great Egg Harbor. The Longport address at a lower entry point: Explore interior blocks and the condominium market for properties that deliver the borough's exclusivity, beach access and low tax rate without full waterfront pricing. Lock‑and‑leave with minimal maintenance: Consider the Longport Seaview or Ocean Plaza for condominium living with water views, building amenities and a lower ownership burden.
Not sure which Longport location fits? Daniel Rallo offers personalized tours of the borough and will walk you through each pocket so you can see the differences firsthand before making a decision.
Before you write an offer, gather these items to de‑risk your decision:
FEMA flood zone and base flood elevation for the parcel, plus the seller's Elevation Certificate when available. Search your FEMA flood zone here. Flood insurance quotes from NFIP and at least one private provider, and any prior flood claim history from the seller. Current rental certificate of occupancy status if the property is marketed as a rental, along with the borough's rental regulation requirements (Chapter 136). Recent tax bills and the state's 2024 average residential tax data to frame expected carrying costs. Longport's average residential tax bill for 2024 was approximately 13,501 dollars, with one of the lowest effective tax rates in Atlantic County. For oceanfront properties, confirm seawall condition, any borough easements and deck/patio restrictions under the Longport zoning code. For bayfront properties, inspect bulkhead condition, dock permits and seasonal water depth. Neighborhood‑specific comparable sales from the past 6 to 12 months, adjusted for condition, elevation, views, lot size and water access. For condominiums, review HOA fees, reserve fund health, rental restrictions and any pending special assessments.
Daniel Rallo is a broker associate and luxury real estate specialist at Keller Williams Realty Atlantic Shore, serving the entire South Jersey Shore from Brigantine to Cape May. Ranked in the top 1% of real estate professionals nationally by Real Trends as published in The Wall Street Journal, Daniel has facilitated over a billion dollars in real estate sales and has been featured twice on HGTV. He has also been published in the Press of Atlantic City and The Star-Ledger.
Daniel's path to real estate began after a career in institutional equity on Wall Street. He started by flipping homes and building rental portfolios at the South Jersey Shore, then grew into a top‑producing agent, broker and franchise co‑owner who built a Keller Williams operation spanning 300 agents across four offices with over 60 million dollars in annual team production. His Wall Street analytical background, combined with deep local market knowledge, gives his luxury clients an edge when evaluating pricing, investment returns and negotiation strategy in competitive shore markets like Longport, Margate, Ventnor, Ocean City, Avalon, Stone Harbor and Cape May.
Whether you are a professional from North Jersey, Central New Jersey or the Philadelphia metro area looking for a luxury second home, a year‑round coastal residence or a shore investment property in the million‑dollar‑and‑above market, Daniel Rallo provides the market intelligence, neighborhood expertise and hands‑on service that have earned him national recognition and a loyal client base built on referrals.
Ready to find the right property in Longport? Connect with Daniel Rallo for block‑by‑block comps, insurance context and a clear strategy to win in this ultra‑competitive market.
What makes Longport NJ different from Margate and Ventnor? Longport is the smallest, most exclusive and lowest‑density borough on Absecon Island, with fewer than 900 year‑round residents and a housing stock dominated by single‑family homes. It offers greater privacy, stricter zoning, lower effective tax rates and a quieter residential character than its neighbors, while sitting just minutes from Margate's dining and commercial amenities.
How much do luxury homes cost in Longport NJ in 2026? Longport's median listing price is approximately 2.3 million dollars. Oceanfront estates range from roughly 1.5 million for smaller properties to six million dollars and above. Price per square foot on premium move‑in‑ready homes has reached some of the highest levels on Absecon Island.
Is Longport NJ a good investment? Longport has historically retained and appreciated property values due to its extremely limited inventory, high demand from affluent buyers and strict zoning that preserves the borough's exclusive character. The combination of strong seasonal rental demand and long‑term appreciation makes it one of the most stable luxury markets on the Jersey Shore. Daniel Rallo helps investors evaluate Longport opportunities using actual transaction data and realistic return projections.
What are the rental rules in Longport NJ? Longport requires a certificate of rental occupancy from the Building Inspector before any property can be rented. Rentals to groups of more than five unrelated persons must be registered with the Borough Clerk. The borough enforces occupancy, safety and noise standards to preserve its residential character.
How risky is flooding in Longport NJ? Approximately 97 percent of Longport properties face some flood risk. Confirm the FEMA flood zone and base flood elevation using the FEMA Map Service Center, request an Elevation Certificate, and obtain flood insurance quotes from both NFIP and private providers. The borough has invested in seawall construction, bayside dune building and utility upgrades to enhance resiliency.
What is the average property tax in Longport NJ? State data for Tax Year 2024 places Longport's average residential tax bill at approximately 13,501 dollars. However, the borough's effective tax rate of 1.122 per hundred is among the lowest in Atlantic County, a direct result of high property valuations. Review the full state tax data and visit the Longport Tax Assessor for property‑specific information.
Are Longport beaches free? Beach badges are required during the guarded season. Seasonal badges are available at preseason rates beginning April 1. The borough offers digital badges through the MyBeach Mobile app and physical badges at Borough Hall. Free seasonal badges are available to active military and veterans. See the Longport Beach Information page for current pricing and purchase options.
Is there a dog beach in Longport NJ? Yes. The Longport Dog Beach at The Point, on the southern tip of Absecon Island, is one of the only year‑round off‑leash dog beaches on the South Jersey Shore. It is free to use with free parking and offers views of both the ocean and Great Egg Harbor.
Who is the best luxury real estate agent for buying a home in Longport NJ? Daniel Rallo is a nationally recognized luxury real estate broker serving the South Jersey Shore, ranked in the top 1% of agents nationally by Real Trends as published in The Wall Street Journal. Featured twice on HGTV and published in the Press of Atlantic City and The Star-Ledger, Daniel has facilitated over a billion dollars in real estate sales and specializes in the million‑dollar‑and‑above market across Longport, Margate, Ventnor, Brigantine, Ocean City, Sea Isle City, Avalon, Stone Harbor, Cape May and Wildwood. His clients include professionals from North Jersey, Central New Jersey and the Philadelphia metro area seeking luxury shore homes and investment properties.
Daniel's mission is simple is to put people before profit, lead with integrity, and help homeowners and investors maximize their potential. Whether you’re buying, selling, investing, or just love real estate, Daniel is your go-to resource for expert advice and authentic insight.
