Barnegat vs Stafford, NJ: Which Fits Your Budget?
Local Knowledge. Shore Results. Updated October 2026Direct answer: Barnegat and Stafford are neighboring towns in southern Ocean County, and they share one of the biggest developments in the area, Ocean Acres. Barnegat's median active listing runs $459,950. Stafford's runs $615,000. Stafford is the gateway to LBI, with Route 72 and the Manahawkin Bay Bridge in town, the Beach Haven West lagoons, and most of southern Ocean County's shopping. Barnegat is a fast-growing town built mostly on newer construction, with a big share of 55+ communities and a quieter bay front.
Quick Comparison
| Barnegat Township | Stafford Township | |
|---|---|---|
| County | Ocean | Ocean |
| Character | A growth town: about 15,000 people in 2000, 24,296 in 2020, with mostly newer homes | The gateway town to LBI and southern Ocean County's hub for shopping and services, with 28,617 people in 2020 |
| Known for | Historic downtown, Ocean Acres, 55+ communities like Heritage Point and Four Seasons at Mirage | Manahawkin, Beach Haven West, Ocean Acres, Manahawkin Lake Park |
| Waterfront style | A quieter bay beach, a public dock, and a boat launch on Barnegat Bay | Beach Haven West lagoons with bay access, a 1950s waterfront community with original cottages and newer construction |
| Ocean Acres | The Barnegat section is in Barnegat Township, with Barnegat's tax rate and school district | The Stafford section is in Stafford Township, with Stafford's tax rate and school districts |
| Getting to LBI | A short drive east on Route 72; Parkway Exit 67 is in town | In town: Route 72 and the Manahawkin Bay Bridge are the only road onto the island; Parkway Exit 63 is in town |
| High school | Barnegat High School, part of Barnegat's own K-12 district | Southern Regional for grades 7 to 12, after Stafford's own PreK to 6 district |
| Median list price | $459,950 (median active list price) | $615,000 (median active list price) |
| Property tax rate (effective) | 1.848% (avg. bill ~$7,608) | 1.465% (avg. bill ~$7,777) |
Pricing pulled from active MLS residential and condo listings, October 2026: 106 with Barnegat addresses (Barnegat Township; Barnegat Light is a separate town) and 87 with Manahawkin, Stafford, or Beach Haven West addresses (Stafford Township). Ocean Acres listings are counted by the town in their mailing address. Tax rates are 2025 effective rates and 2025 average residential tax bills from the NJ Division of Taxation.
The Actual Tradeoff
Start with Ocean Acres, because it shows you the whole decision in one neighborhood. It's one big development split by a town line. A house on the Barnegat side and a house on the Stafford side can look alike, but they pay different tax rates and go to different schools. Check which township any Ocean Acres address is in before you compare prices.
Stafford costs more, and you can see why. Beach Haven West puts a lagoon and a dock behind the house, and the Manahawkin Bay Bridge puts LBI minutes away. Stafford Square Mall, the Manahawkin Flea Market, and the stores along Routes 72 and 9 are all in town. The cost is summer traffic. Every car headed for the island comes through Route 72, and on peak weekends it backs up.
Barnegat gets you newer construction for less money. The town grew by more than half in twenty years, so a lot of the housing is young: developments like Ocean Acres, plus 55+ communities like Heritage Point, Four Seasons at Mirage, Heritage Bay, and Horizons. You still have the bay, with a public dock and a boat launch, and Route 72 gets you to LBI without living on the island's only access road.
The tax bills land close. Barnegat's rate is higher, but its average bill is about $170 lower than Stafford's because homes there are valued lower on average. One more thing about Barnegat: Barnegat Lighthouse is on LBI, in a separate town called Barnegat Light. Buyers mix them up all the time.
Want the full breakdown? Start with the companion blog post, or go to the town guides. You can also see Ocean Acres homes for sale.
Curious about other towns at this price point? Try the town comparison tool
Ready to Talk It Through?
I've closed sales in Barnegat and in Manahawkin. If you're deciding between a lagoon near the bridge and newer construction for less, call or text me and I'll walk you through what's on the market in each town.
Matt Quinn, United Real Estate Associates
(609) 709-2742
matt@mattquinnsellshomes.com