Living in America’s greatest family resort in the on- and off-seasons
If people familiar with New Jersey’s South Shore don’t know Ocean City's nostalgic boardwalk, Atlantic Ocean beaches and the labyrinthian blocks of beach houses that fill the barrier island, they've certainly heard of them. “Ocean City has built its reputation as America’s greatest family resort. That makes it clean, safe and quiet,” says Doug Bergen, Ocean City’s public information officer and an OC resident of nearly a decade.
For the better part of its existence, Ocean City has been among the South Shore’s most popular vacation towns. Still, many are less acquainted with what goes on in the city in the months not between Memorial Day and Labor Day. By the numbers, the population decreases to less than a tenth of its summer peak. The flashing lights of amusement park rides and many boardwalk businesses wind down, or at least reduce hours, until next season. Ocean City has long been known for second homes and by-the-week summer rentals, a reputation that still resonates. However, the rise in remote work has allowed seasonal tourists, also called shoobies, to set up permanent roosts in what were once temporary abodes rather than only joining the flocks of renters (and seagulls) when it’s hot. And with an off-season defined by wide-open coastline, charming holiday events and a well-rated school district, Ocean City is just as equipped to offer the ambiance of a classic shore town during its low tide as it is during high summer’s high tide.
Most homes in Ocean City are within walking distance to the beach.
Ocean City is big for summer rentals, most homes have large decks and porches.
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Beach tag access to Atlantic Ocean beaches
When visitors cross the Ocean City Boardwalk laden with beach day gear, they tend to peer over the grass-swept dunes, trying to glimpse the Atlantic Ocean. Local or tourist, however, they will be stopped by a teenager in a beach chair before they can start the long trek over the sand. Beach tags are needed to access Ocean City’s Atlantic Ocean beaches during the city’s summer season, the proceeds of which help to keep them beautiful year after year. The boardwalk is its own recreation destination, its wooden planks clearly labeled with lanes for walkers, bikers, runners and multi-user surrey bikes on the widest blocks. Through the summer, cycles of all sorts are restricted to the morning hours. Understandably, year-round residents look forward to “local summer,” those early weeks of fall when restrictions loosen, temperatures remain balmy and the relative potential for bike-on-bike collisions becomes much lower. While the ocean and boardwalk receive a lot of attention, Great Egg Harbor Bay lines the other side of Ocean City, packed with hassocks and meandering waterways for boaters and anglers to explore. Those that get sick of sand in their toes can enjoy some time indoors at places like the Aquatic & Fitness Center or Ocean City Free Public Library.
Don't forget to get your beach tags for the Ocean City beach.
Take in some nature on the Great Egg Harbor Bay in Ocean City.
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Blocks of porch-fronted beach houses in Ocean City
Laid out in even blocks from the back bays to the beach block, Ocean City’s housing is varied, but popular coastal motifs tie well-landscaped lawns and the overall architecture together. Large single-family homes stand close together, typically sporting two or three floors of porches out front to capture the ocean breeze, whether they were built in the early 20th century or are being rebuilt in New Traditional designs in the 2020s. Smaller homes that have not been replaced by new construction can still be found throughout the city, especially in the more winding, northern Ocean City Gardens area. Condos are popular, both in a few larger complexes and in one of a beach house’s multiple floors. Ocean City’s median single-family home price is more than $1.7 million, blowing the national median of $406,100 given by the National Association of Realtors out of the water. That cost, however, can sometimes be offset by Ocean City’s exceptional summer rental economy. “Some people are doing Airbnb or Vrbo, but there’s a lot of agencies in Ocean City that handle weekly rentals. You find a lot will do it both ways, and take what’s best for the week,” says Amy Reuter, a Realtor with Berkshire Hathaway who specializes in southern New Jersey and has recently begun living in OC full-time. Regardless of square footage, cost and style, houses with enough back alley or garage parking spaces are a must for many buyers; street parking can feel close to impossible when summer rolls around.
Most homes in Ocean City have a porch or deck so you can relax in a cool breeze.
The Ocean City population drastically increases during the summer months with available homes rentals.
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Shopping and dining on the boardwalk and Asbury Avenue
Reasonable minds can disagree on which of the boardwalk’s pizza shops and breakfast joints, fudge stores and watch-the-magic saltwater taffy shops are best, but long lines reveal some of the favorites. Toward the center of the island, Asbury Avenue is a quaint downtown shopping district where plenty of specialty shops, local restaurants and boutique art galleries line the sidewalks. Considering the city’s seasonality, locals keep mental lists of the places that open for longer than the summer. Nowhere in Ocean City, however, can anybody get a drink; since 1909, it has been illegal to manufacture or sell alcohol. Ocean City was designed as a Christian seaside summer escape, and plenty of local churches have stuck around alongside the religion-fueled anti-alcohol law. Bergen notes that despite OC being a dry town, there’s nothing stopping residents from partaking in the privacy of their own homes or grabbing a drink in a neighboring municipality.
Yianni's Cafe is a family owned restaurant and it is said they have the best bagels at the shore since 1997.
There is so many different things to chooses from at Stainton's in Ocean City.
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Boardwalk amusement and seasonal Ocean City events
The Music Pier, as its name suggests, sticks straight out over the beach from the boardwalk, a popular concert venue and homebase for the Ocean City Pops orchestra. Wonderland, a beloved amusement park that has long marked the northern end of the boardwalk with its castle-like facade and towering Ferris wheel, closed in 2024. There’s been much hubbub about potentially building a hotel, but zoning challenges have made any plans uncertain. In the meantime, amusement park fans need not worry – the coasters and carnival atmosphere of Playland’s Castaway Cove are a handful of blocks away.
Summer brings countless parades, events and tourist-centered attractions to the boardwalk. But one of the best-loved, according to Reuter, is a parade and party that takes place on the back bay. “In July, we have the Night in Venice. It’s a boat parade on the bay. Everybody decks out their boats and the houses along the bay, there’s fireworks – it's a big party,” she says. Smaller crowds celebrate off-season holidays with fanfare at the Halloween and Christmas parades.
Playland's Castaway Cove is one of the top attractions on the Ocean City Boardwalk.
The OC Waterpark is very popular place to spend a day during the summer in Ocean City.
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Biking in OC and driving to the mainland’s Garden State Parkway
Cyclists travel around the island on the boardwalk and in a handful of bike lanes. Bridges like the Ninth Street Bridge offer access to the mainland. Beyond Atlantic City’s casino and AtlantiCare-based hubs, the nearest big city is Philadelphia, about 65 miles away by way of the Atlantic City Expressway. Medical care is much closer to home at Shore Medical Center in Somers Point. The Garden State Parkway offers broad access to New Jersey’s shoreline destinations, including Atlantic City International Airport, which is about 16 miles from home. While Jitney buses only operate during the summer season, those needing to access NJ Transit can board buses at the Ocean City Transportation Center.
Just minutes from Ocean City is Shore Medical Center for all of your medical needs.
To get into Ocean City you will need to take one of the few bridges that go over the Great Egg Harbor Bay.
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Shore town athletes at Ocean City High School
Ocean City is family-friendly to more than seasonal visitors – Ocean City School District earns an A from Niche, ensuring that the kids sticking around off-season can access an excellent education. Ocean City High School earns an A-minus and is known for its student athlete culture, with plenty of fans cheering on the home team at Carey Stadium or rooting for practicing teams that come running by along the boardwalk or the shore.
Ocean City High School is rated #1 in best public high school in Cape May County.
Ocean City High School offers many sports programs for it's students.
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Understanding crime data, weather patterns and flood risk in OC
The Ocean City Police Department provides annual crime statistics to New Jersey’s Uniform Crime Reporting database. The most recent years for which full-year reports have been aggregated are 2021 and 2022, during which overall crime rose by 81%. Property crime was most common during both years, with violent crime rarely being reported.
Though many know Ocean City for its hot, beachy summers, it experiences all four seasons. Sand dunes often sparkle with snow through below-freezing winters.
It’s no fun to bring up flood risk on vacation, but Ocean City is one big flood zone. Dunes protect the oceanside, but the bay has long been the main cause of both nuisance flooding and worse storm surge. Bergen offers an accounting of the city’s successful mitigation efforts: “Whenever we repave streets, we try to elevate them as much as possible. Even two feet is the difference between a flooded street or not. Pumping stations can keep ahead of a lot of it. They’ve been life-changing, there’s only a small number of neighborhoods without them yet.” Ocean City’s current and future-facing plans for flood mitigation mean that residents can enjoy discounts on flood insurance through a program partnering with the Federal Emergency Management Agency.
Written By
Julia Szymanski
Photography Contributed By
Mitchell Birnbaum
Video By
Mark Tilley
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On average, homes in Ocean City, NJ sell after 59 days on the market compared to the national average of 50 days. The median sale price for homes in Ocean City, NJ over the last 12 months is $995,000, up 3% from the median home sale price over the previous 12 months.
Here is your chance to own a piece of OC history! Welcome to 321 Central Ave, a multi-unit historic property located in the desirable North end of Ocean City, NJ. Featuring a 5 bedroom, 3 bathroom, single family home on the front of the property and a 3 bedroom, 1 bathroom, 2nd floor apartment w/ an in-law suite in the back of the property! The exterior of the house was recently professionally
Jim MurrayKeller Williams Realty Jersey Shore-Ocean City
Discover the charm of this stunning 5-bedroom, 3-bathroom, 2nd floor condo located at 1611 Central Avenue. With 1,900 square feet of elegantly designed living space, this home is ideally situated close to the vibrant Ocean City downtown area, offering easy access to shopping, dining, and the boardwalk. The unique floor plan includes an upper-level master suite with a private deck, complemented by
Welcome to 2820 Wesley, a fantastic property located in the heart of the iconic Ocean City, New Jersey Goldcoast! This beautiful 1st floor condo is situated on the most desirable streets in OCNJ, and comes with beach and ocean views! This meticulously maintained property features: 5 spacious bedrooms, 4 bathrooms, a large 50' x 120' lot, and 2,228 square feet of thoughtfully designed living
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STUNNING Waterfront Condo with Luxurious Features! Discover your DREAM home in this large, bright, and airy condo offering breathtaking PANORAMIC VIEWS of the bay, Atlantic City skyline, and the Atlantic OCEAN. Enjoy the occasional fireworks display from your expansive balcony, perfect for entertaining or simply relaxing. Boasting FEATURES that will amaze such as the GENEROUS Living Spaces: The
Photos of Units 604 and 605 shown. Units are both available and right next door to each other. Both units have a great rental history. Owner can opt to use exclusively or have the management company rent them out and handle. Amazing location in Ocean City with Boardwalk and Beach access. Heated pool, fitness center, salon, shopping, restaurant and ice cream shop all on premises. Next door to
FULLY RENOVATED IN 2023! Welcome to your bayside oasis in the highly sought-after Bluewater Condominiums, where luxury meets effortless coastal living. This rare 3-bedroom, 2-bathroom condo has been completely remodeled, offering an exquisite blend of modern elegance and seaside charm. Step inside to an immaculate interior flooded with natural light, where panoramic bay views from your private
Property Id: 144199YEARLY RENTAL (available now).Steps to beach and boards in the desirable north end of Ocean City this rear cottage unit has it all! Walk up the exterior steps to a quaint porch, perfect for morning coffee or an evening drink. Off the porch, enter into the expansive combined dining/living room. Immediately to your right is the kitchen, followed by the bathroom,
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