If you’ve played the 100-year-old classic board game Monopoly you’ll recognize place names near Atlantic City, New Jersey: the Boardwalk, Ventnor, and Marvin Gardens. In real life, the Atlantic City area is a prime location to buy property, too.
The most densely populated state, New Jersey, ranks as one of the safest in the country and among the best places for public education, according to
a national news magazine. Its central location on the East Coast means moderate weather and access to major cities, while it boasts some of the best healthcare options in the country and a plethora of good job opportunities.
Overview of Atlantic County
Within New Jersey is the mostly quiet suburban, 23-town enclave of Atlantic County. The county is one hundred miles south of New York City and 60 miles southeast of Philadelphia with Atlantic City, the casino-resort area, its best-known town of arcades, a busy boardwalk, and entertainment venues. The larger county is part of the South Jersey Shore, a region of beautiful barrier islands, protected marine estuaries, and suburban towns nestled between the Mullica River to the north and the Tuckahoe-Corbin Fish and Wildlife Management Area to the southeast.
Of Atlantic County's 274,000 residents, nearly 50 percent are under age 24. The median household income is $73,000, and the median property value is $254,000. About 68 percent of homes are owner-occupied. A large percentage of residents work professionally in office and administrative support, sales, management, and instruction/libraries. Another significant segment is employed in food preparation and serving.
How to Buy a Property in Atlantic County?
If you’re considering the Atlantic County area, you won’t have to choose between the Jets and Giants, Phillies and Orioles right away. There’s time for those decisions, but
finding the right property to buy can be fraught. Do you prefer a busy, active community near Atlantic City, the history of
Hammonton, or the quaintness of Northfield? All are within a short trip of wineries, walking trails, farm-to-garden restaurants, and cultural activities.
The median home price in Atlantic County is $370,000, a double-digit increase in just a year, and most homes sell in less than two months.
Research and Planning
Waterfront or rural, cozy suburb or city: making a decision on a property here is tough because there’s so much to choose from. Atlantic County officials make data available for researching property records, crime records, and even pollution records. Use the following links to understand the basics about Atlantic County:
- Property records detail the background of the property you’re buying, its price and tax history, and previous owners.
- Check this county-wide pollution report so you can learn, town by town, if there are air or water pollution concerns that impact your decision.
- Use this link to view the local incidence of crimes, including violent assaults and burglaries.
Safety and Community
All big cities have their issues, and Atlantic City is no different.
New Jersey’s violent crime rate tumbled from 2012-2022, putting it in the top 10 safest places in the country with 203 incidents of violent crime per 100,000 residents. But
Atlantic City’s crime rate is 916 per 100,000, with burglaries, assaults, and thefts in triple digits. Interestingly, the problem is very specific to Atlantic City because neighboring towns like Margate City, Brigantine, Linwood, and Northfield each have a low level of violent crime, mostly 60 or fewer incidents per 100,000.
Safety is important to people who live nearby and who want to enjoy their homes and hobbies without fear of crime. To that end, Atlantic City’s issues generally don’t spill over into neighboring towns. For reassurance, you may check
arrest records to learn more.
Legal and Financial Considerations
A home purchase is a big step that shouldn’t be taken lightly. Talk to an accountant to evaluate if you’re ready to enter the housing market, including determining your prospects for long-term income and deciding if renting or buying is better for you. A
local realtor can tell you if it’s likely that a home within your price range and in the community you desire is likely to become available.
A mortgage broker can crunch the numbers and prequalify you for a 30-year loan. You’ll need at least a 10 percent downpayment and a 640 credit score to qualify, or 20 percent down with a somewhat lower credit score. Your income-to-debt ratio is particularly important; if your total debt is 30 percent or more of your income, it can be tough to get a mortgage. Likewise, your mortgage payments may not exceed one-third of your annual income.
New Jersey has special programs for
first-time home buyers, including help with a down payment.
Atlantic City Neighborhoods
Atlantic County offers a diverse range of neighborhoods, each with its unique charm and lifestyle. From the vibrant Marina District with its bustling casinos to the serene coastal beauty of Ventnor City, there's something for everyone. Whether you're drawn to the nightlife of
Atlantic City or the quiet suburban feel of towns like Egg Harbor Township and Galloway, this guide will help you explore the top neighborhoods to consider for your next property investment.
Marina District
North of the strip is the Marina District, a tidy grid of streets convenient to everything in Atlantic City. Not far from its 1950s-era ranch homes on small lots are casinos like the glitzy Borgata, which has several bars and restaurants, poolside food and drinks, a nightclub, and entertainment venues for music and comedy. Also nearby is Harrah’s Resort and Casino, which brings Vegas vibes to the East Coast with day-to-night pool parties with deejays and a throbbing bass.
Chelsea
Chelsea, south of Atlantic City, offers opportunities for folks to build a future, starting with a small home on a quiet street. Despite its proximity to Atlantic City’s boardwalk, Chelsea is an unassuming bedroom community with restaurants and condo towers near the shore that fade into a grid of neighborhood streets in the Heights on the west side.
Ventnor City
Ventnor City is a coastal gem of about 10,000 residents. Much like Cape May, its streets are lined with well-kept single-family homes, many with Victorian flair and balconies with water views. Here, you can find sumptuous restaurants within walking distance of home and a state-of-the-art tennis complex and playground directly adjacent to the beach in the historic St. Leonard’s Tract area. The glittering Atlantic City skyline, 5 miles away, is visible on the horizon.
North Beach
The North Beach Area, a neighborhood of about 2,000 residents, is anchored by the 171-foot Absecon Lighthouse, built in 1857. Surrounding this landmark are green spaces that set the neighborhood apart from Atlantic City proper. It’s an area of small homes that are being redeveloped: a new, all-solar block of residences is planned for the neighborhood as the area renews its housing stock. The neighborhood is where new meets old, just steps from the Ferris Wheel at Steel Pier.
Ventnor Heights
Located west of the Ventnor boardwalk and oceanfront attractions, Ventnor Heights is only connected to other neighborhoods by two streets: West End and Dorset Avenues. It is surrounded by tidal flats and water, making for a quiet enclave where residents gather at Ski Beach for live music and to watch the sunset. A true oceanfront community, everyone from ages 10 to 80 takes part in the
Viking rowing program started 50 years ago by John “Doc” Holland. A renovated boathouse named for him stands at the edge of the Inside Thoroughfare waterway.
Egg Harbor Township
The 42,000-resident town of Egg Harbor Township is west of Atlantic City, where four golf courses, a children’s theme park (Storyland), and ample parkland beckon. Here, there are just 40 reported violent crimes per year. The Atlantic City Airport is contained in the town’s borders but separated from residential areas by a major highway interchange. The average age of homes in Egg Harbor is less than 40 years, almost new by East Coast standards. Quiet neighborhoods lined by two-story homes on big, grassy lots are cris-crossed by state routes that host retail and commercial businesses. Residents and visitors have the option of staying close to home for country club-style restaurants or taking the short trip into Atlantic City to choose among dozens more options.
Bargaintown
Unincorporated Bargaintown is a neighborhood of Egg Harbor Township on a strip between the Garden State Parkway and State Highway 9, closer to Atlantic City. A large body of fresh water, Bargaintown Pond, is a major landmark near the Egg Harbor police department. Here, homes are in established neighborhoods and surrounded by tall, mature trees. The
average Egg Harbor home price is $337,000, up nearly 10 percent in a year. Residents pay an average of $1,400 in property taxes.
Scullville
Nestled in Egg Harbor near English Creek and Somers Point is the modest neighborhood of Scullville. Just a few streets of homes define this cozy area, which feels a world away from Atlantic City due to the wide spaces between homes and little retail presence. Its homey appeal is underscored by the volunteer fire department’s annual Halloween haunted house.
Galloway Township
Northwest of Atlantic City is Galloway Township, the largest municipality in the state of New Jersey, with 114 square miles. Its population of about 38,000 is similar to nearby Egg Harbor’s, but Galloway's size allows for more space between residences due to nearly one-acre zoning requirements. Adding to the appeal of this township is its low crime rate and attractive blend of small-town charm and modern convenience. In fact, homes in Galloway are more likely to about cornfields than other residences.
Smithville
An unincorporated village of Galloway, Smithville is the epitome of quaintness. The waddling, quacking residents of the town center’s pond add a fun element to shopping and getting lunch in the heart of the village. Townhouses are plentiful in Smithville, a zoning decision that allows more open space to buffer natural gems like the Edwin Forsyth National Wildlife Refuge. Enjoy the scenery on Wildlife Drive, a long road that traces the refuge near Reeds Bay.
Pomona
In Pomona, a Galloway neighborhood, you’ll enjoy the lively atmosphere of a university town as the
Stockton University campus anchors the community. Homes here start at $215,000, but there’s room for new streets among its oak trees.
Somers Point
Closer to Ocean City than Atlantic City, beach concerts and walking groups typify life in Somers Point, the oldest community in Atlantic County. Here the median home price is about $400,000, close to the national average, and the variety of homes is broad. The spirit of Somers Point sells itself as a desirable place to live, as you can stroll past the Victorian cottages of Old Town to the playground and town pier at the intersection of Bay and New Jersey avenues or tour the oldest intact home, preserved by the historical society on Shore Road.
Bayfront
The Bayfront District is a part of Somers Point accentuated by its waterfront location and large marina. Here, the Gateway Theater is a venue for a night out that can include a nice dinner at a local restaurant with a water view and an evening stroll to the pier to see the glittering lights of Atlantic City on the horizon.
Ocean Heights
The bedroom community of Ocean Heights is a tranquil neighborhood of Somers Point. Here, homes are more modern, two-story, year-round residences than cute seaside cottages. Tree-lined streets underscore the suburban environment for walking and visiting with neighbors. The Somers Point Elementary School is located here, and the regional high school is just minutes away in Linwood. It’s easy to imagine life here within a friendly neighborhood where folks spend weekends cruising the bay in motorboats.
Atlantic County, New Jersey, is the quintessential South Jersey Shore region. Visitors have options for Vegas-style nightlife on the Atlantic City strip, while locals can kick back at neighborhood barbecues after a day of boating on the bay. The small communities each have their own character, whether that’s the urban boardwalk vibe or the semi-rural countryside.
By Chris Bates
