Point Pleasant vs Point Pleasant Beach, NJ: Which Fits Your Budget?
Local Knowledge. Shore Results. Updated October 2026Direct answer: Point Pleasant and Point Pleasant Beach are separate Ocean County towns, even with the shared name. Point Pleasant's median list price is $989,500, across a larger mainland borough split by a canal. Point Pleasant Beach is the smaller oceanfront town with Jenkinson's Boardwalk. Its median is $1,449,450, roughly 46% higher, which reflects its direct beach access and the boardwalk.
Quick Comparison
| Point Pleasant | Point Pleasant Beach | |
|---|---|---|
| County | Ocean | Ocean |
| Character | Larger mainland borough split by the Point Pleasant Canal | Small oceanfront borough with Jenkinson's Boardwalk |
| Known for | Lift bridges, year-round community, canal boat traffic | Jenkinson's Boardwalk, aquarium, ocean beach |
| Population | 18,941 | 4,766 |
| Land area | 3.49 sq mi | 1.42 sq mi |
| Schools | Own K-12 district, 4 schools, ~2,650 students | Own K-12 district, 2 schools, ~650 students |
| Median list price | $989,500 (median active list price) | $1,449,450 (median active list price) |
| Property tax rate (effective) | 1.437% (avg. bill ~$9,767) | 1.095% (avg. bill ~$10,430) |
Pricing based on 54 active listings in Point Pleasant and 16 active listings in Point Pleasant Beach as of September 2026. Property tax rates are 2025 effective rates from Ocean County tax data; average annual bill is $9,767 in Point Pleasant and $10,430 in Point Pleasant Beach.
The Actual Tradeoff
The shared name causes more confusion than the real estate does.
Point Pleasant is the larger mainland town. A working canal with lift bridges runs through it, and it has more inventory and a lower entry price. It's a year-round community first, even though it borders Point Pleasant Beach.
Point Pleasant Beach is the smaller town that fronts the ocean. It's home to Jenkinson's Boardwalk and the beach. That direct beach access, combined with a much smaller supply of just 16 active listings, pushes the median about 46% above Point Pleasant's.
If walking to the boardwalk and the beach matters more than anything else, that premium buys you exactly that. If you want more space and more choices at a lower price, and a short drive to the sand doesn't bother you, Point Pleasant proper gives you a lot for the money.
Want the full breakdown? Start with this page's companion post, or go to the individual town guides.
Curious about other towns at this price point? Try the town comparison tool
Ready to Talk It Through?
Still not sure which Point Pleasant has what you're picturing? Reach out and I'll clear it up fast.
Matt Quinn, United Real Estate Associates
(609) 709-2742
matt@mattquinnsellshomes.com