Photo: Mr. Matté (if there is an issue with this image, contact me using this image's Commons talk page, my Commons user talk page, or my English Wikipedia user talk page; I'll know about it a lot faster) · CC BY 4.027 homes sold in West Belmar in the last year, at a typical $742K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where West Belmar homes are listed.
Every place West Belmar homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to West Belmar.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 96% of West Belmar’s sales, at a typical $708K (year to May 2026)
27 homes sold in the year to September 2026.
typical sale · 24 sold in the year to May 2026
- Per square foot
- $534NJ $331
- Days to sell
- 22
- Sold over asking
- 54%
- Listings with a price cut
- 45%
Multi-family (2–4 units): 1 sold, typical $800K
Too few sales in 12 months for reliable figures.
Fewer homes sell than a decade ago, at 2.2 times the 2016 price
27 sales in the last year, against 50 in 2019 and a low of 20 in 2014. The typical sale went from $336K in 2016 to $742K.
Source: Redfin Data Center, MLS sales; from June 2026 each month is a 3-month rolling window, its counts divided by 3. Typical price and $/sq ft are the monthly medians, weighted by sales. Redfin stopped publishing towns’ figures by property type after May 2026, so houses and condos are shown for the year to then.
What $750K buys in West Belmar
Check a listing against what West Belmar homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in West Belmar are more common than before the pandemic, but two thirds fewer homes come up for sale
We read every month of West Belmar’s home sales since 2013 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to September 2026, 27 sales.
If you’re buying in West Belmar
- Shop in July. It brings about 4 new listings a month, close to the busiest month, with fewer bidding wars (29% over asking).
- Bid near asking. Buyers paid 100.9% of the list price on average; 48% paid over.
- You’ll usually have time. Only 37% of homes go under contract within two weeks; the typical one takes 22 days.
Summer brings the homes; spring brings the bidding wars
June has the most new listings (about 5 a month), but May is the most competitive: 47% of May sales close over asking. July offers nearly as much choice with fewer homes bid up (29%). July has the least competition (29%).
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like New Jersey as a whole
| West Belmar now | 2017–19 | 2021 peak | NJ now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 48% | 29% | 65% | 44% |
| Gone within two weeksShare of homes under contract within 14 days | 37% | 23% | 36% | 30% |
| Price paid vs. askingAverage sale price ÷ list price | 100.9% | 98.1% | 102.1% | 100.9% |
| Days to sellMedian days from listing to contract | 22 | 43 | 21 | 46 |
4 homes for sale on a typical day
That’s 1.2 times the 2025 low (3), 63% fewer than in 2017–19 and well under 2015’s 15.
Source: Redfin Data Center, city figures, January 2013 to September 2026 (MLS sales, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical West Belmar home costs about $4,804 a month
Price: West Belmar’s typical sale, last 12 months. Property tax at West Belmar’s 1.5% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether West Belmar is affordable on local pay is on Cost of living.
Five things worth knowing
New listings in June
The month with the most choice. December has the fewest, about 2.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $742K home, about $11,200 a year.
Taxes vs. neighborsTypical commute
The average one-way trip to work for people who live in West Belmar.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Shark River Hills sells for less a square foot; Lake Como, Belmar, Spring Lake, Spring Lake Heights and Avon-by-the-Sea for far more
The busier markets within 25 miles of West Belmar, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Belmar | 60 | $1.1M | $679 | 35% | 39 |
| Shark River Hills | 53 | $734K | $459 | 50% | 21 |
| Spring Lake Heights | 45 | $1M | $740 | 56% | 25 |
| Spring Lake | 45 | $4.2M | $1,482 | 32% | 29 |
| Lake Como | 30 | $794K | $798 | 22% | 47 |
| West Belmar | 27 | $742K | $484 | 48% | 22 |
| Avon-by-the-Sea | 23 | $1.7M | $899 | 20% | 43 |
Redfin Data Center, October 2025 to September 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to West Belmar, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to West Belmar. People who follow the town see it, and so do people comparing West Belmar with their own town. No commission, no listing fee.
Questions about buying a home in West Belmar
What do homes sell for in West Belmar, NJ?
27 homes sold in the year to September 2026 at a typical $742K, $484 a square foot.
Is West Belmar a buyer’s or seller’s market?
A seller’s market: 6 homes were for sale in September 2026 and 2 sold, about 2.2 months of supply. Buyers paid 100.9% of asking on average.
When is the best time to buy in West Belmar?
June brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in West Belmar?
About 1.5% of a home’s value a year. On a $742K home that’s near $11,200.
Where can I see homes for sale in West Belmar?
Zillow, Redfin, Realtor.com and Homes.com all carry West Belmar’s MLS listings; the search links above open each one filtered to West Belmar.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).