If you’ve been looking in Monmouth County and thinking, “There is no way I can afford to live here,” this video is for you.
Today, I’m breaking down five towns in Monmouth County that are still more budget‑friendly than many of their neighbors, but are also revitalizing and changing in a big way.
Some of these places may have had a reputation years ago for being a little rough around the edges. But if you haven’t driven through in a while, you might honestly not recognize them.
Stay with me to the end, because I’ll tell you which of these five I think has the biggest upside over the next five to ten years if you’re thinking about buying now and letting the area grow around you.
Before we jump in, here’s how I picked these five towns:
- They’re generally more affordable than many other Monmouth County towns.
- They’re seeing real investment and improvement: new businesses, updated waterfronts, better amenities.
- And they offer a good balance of value, commute options, and lifestyle—not just cheap for the sake of cheap.
Okay, let’s get into the list, and remember, there are so many incredible towns here in Monmouth County.
First up is Keansburg.
Keansburg sits on the Bayshore of northern Monmouth County, with views across the water to Staten Island and easy access to Route 36. It’s got that classic small‑shore‑town feel, but at prices that are still noticeably lower than many other coastal spots in the county.
Now, let’s be honest: Keansburg used to have a reputation that scared some buyers away. But over the last several years, you’ve seen steady improvement—new businesses opening, homes being renovated, and people who are intentionally choosing Keansburg because it’s one of the few places where you can still get close to the water without a million‑dollar budget.
You’ll find a mix of small bungalows, cape cods, and raised homes, plus investors updating properties. That gives first‑time buyers and investors some opportunity that’s getting harder to find in Monmouth.
Keansburg is a great fit if you want:
- A more affordable way to be near the bay (especially in Monmouth County)
- Reasonable commuting options north
- And you don’t mind an area that’s still very much in the process of revitalizing
Next is North Middletown, which is a section of Middletown Township along the Bayshore.
Here, you still get that Bayshore vibe, but you’re within the larger, well‑known town of Middletown, which a lot of people love for its schools, parks, and commuting options—including the ferry, train, and bus options into New York, depending on where you are.
North Middletown has definitely evolved. Years ago, many buyers didn’t even think to look here. Today, it’s attracting people who want to get into Middletown but can’t or don’t want to pay some of the higher prices you see in other sections of town. You’re seeing more renovated homes, new families moving in, and a stronger sense of community.
This is a good option if you:
- Want access to Middletown’s amenities and location
- Like the idea of being near the bay and the beaches (and that’s what Monmouth County is known for)
- And are comfortable in an area that’s still balancing older housing stock with ongoing upgrades
Third on the list is Union Beach.
Union Beach is another Bayshore community, and it’s one that’s been through a lot—especially after storms like Sandy. But that challenge has also brought in a wave of rebuilding and reinvestment over the last decade.
Today, you’ll see a real mix: long‑time residents, newer construction, elevated houses, and older homes being updated. The waterfront has seen improvements, and there’s a growing sense that Union Beach is one of those places where, if you buy now, you can grow with the town as it continues to improve.
Compared to many other Monmouth County towns, it still offers a more attainable price point for single‑family homes, especially when you factor in the proximity to the bay and commuting routes.
Union Beach is ideal if you:
- Want water proximity without the traditional Jersey Shore price tag
- Appreciate a tight‑knit, resilient community
- And see value in an area that’s been rebuilding and modernizing step by step
Number four is Neptune Township—and I want to be clear, I’m talking about Neptune Township in general, not necessarily the most premium shorefront sections.
Neptune is interesting because it gives you proximity to the beach and to towns like Asbury Park, without always paying Asbury Park or Ocean Grove prices. It’s a larger township with different neighborhoods, so pricing and feel can vary a lot street by street—that’s where working with a local agent really matters.
Over the last several years, Neptune has seen steady demand from buyers priced out of some of the more well‑known shore towns. That demand supports local businesses and encourages more renovations and new construction, which gradually lifts the overall feel of the area.
Neptune Township is a strong option if you:
- Want to be close to Asbury, the beach, and major roads like the Parkway and Route 18
- Need something more affordable than some of the “name brand” beach towns
- And you’re open to a town that’s a mix of older homes, up‑and‑coming pockets, and ongoing improvement (and you are truly living near the Shore in Monmouth County)
Last but not least is Highlands.
Highlands sits right at the northern tip of the Jersey Shore, with beautiful water views, access to the Seastreak ferry into New York City, and quick access to Sandy Hook. For a long time, it was kind of under the radar for many buyers.
That has been changing. Highlands has been quietly gaining popularity with people who want a “beach town” feel, great views, and a direct commute option to the city, but at a price point that can still be more reasonable than some of the neighboring high‑end shore communities.
You’ll find a lot of hillside homes with views, small cottages, and newer construction that came in after storms. There’s also more activity along the main streets, with restaurants and local businesses that make it feel more vibrant than it did years ago.
Highlands is a great fit if you:
- Want a walkable, coastal town feel
- Need an option that works for NYC commuters
- And are looking for a place that’s still evolving and improving, not fully “discovered” yet
Now, a quick reality check:
These towns are more affordable compared to many other Monmouth County options, but this is still New Jersey in 2026. Prices across the board are higher than they were five or ten years ago, and these communities are evolving, not magically perfect.
The key is understanding where each town is in its revitalization journey—and matching that with your budget, your comfort level, and your long‑term goals.
If you’re wondering which of these I think has the biggest upside, it really depends on your strategy:
- If you’re focused on long‑term appreciation and lifestyle, towns like Highlands and parts of Neptune Township give you that “close to the action, still catching up in price” feeling.
- If you’re more interested in entry‑level affordability or investing in a town that’s clearly moving in the right direction, Keansburg, North Middletown, and Union Beach are very interesting because of their bayshore location and ongoing improvements.
If we haven’t met before, I’m Cori, a RE/MAX real estate agent based right here in Monmouth County, New Jersey.
I’ve been helping people buy and sell homes i for over 20 years, and I absolutely love sharing what’s really going on in our local market so you can make smart decisions.
If you like videos about Monmouth County communities, the local lifestyle, and the real numbers behind our market, go ahead and subscribe so you don’t miss the next one.
If you’re thinking about moving to Monmouth County and one of these towns caught your attention—but you’re not sure which one really fits your lifestyle and budget—this is exactly what I help people with every day.
You can find all my contact information in the description below. Reach out, tell me a little bit about your situation, and I’ll help you narrow down not just the town, but specific neighborhoods, price points, and property types that make the most sense for you.
If you found this helpful, Please be sure you check back often as I love sharing all things Monmouth County and New Jersey!
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Hi, I’m Cori Dunphy, your trusted Monmouth County real estate expert and lifelong New Jersey resident. With over 24 years of helping buyers and sellers across the Garden State, I bring deep local knowledge, sharp market insight, and a lot of heart to every client experience.
Whether buying your first home, upsizing, downsizing, or simply exploring your options, I’m here to guide you honestly, clearly, and confidently — every step of the way.
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