Property Makler
Advanced analytics for residential real estate investing

Atlantic City-Hammonton, NJ housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	2022	2023	2024	YTD
Median Listing Price per Square Feet	$301	$365	$388	$385	25.4%	21.3%	6.3%	-0.8%
Active Listing Count	1,753	1,623	1,756	2,078	0.2%	-7.4%	8.2%	18.3%
Median Days on Market	79	64	72	58	14.5%	-19%	12.5%	-19.4%
Share of listings with price increase	1.2%	1.2%	1%	1.1%
Share of listings with price decrease	8.9%	8.9%	10.6%	12.5%

* last available value

Home prices

Short term housing supply drivers

Long term housing demand drivers

Long term housing supply drivers

Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED

Housing market overview

Cities and towns in Atlantic City‑Hammonton, NJ MSA

The Atlantic City‑Hammonton MSA is identical to Atlantic County, NJ, in South Jersey.
2024 population about 373,000; land area about 800 sq mi; density roughly 450‑470 people/sq mi.
Key sub‑areas: coastal resort strip (Atlantic City, Ventnor, Margate, Longport, Brigantine), inland suburbs (Egg Harbor Township, Galloway, Hamilton, Northfield, Linwood, Somers Point), exurban/rural (Hammonton, Buena, Mullica, rural Pinelands).
There is no local personal income tax in Atlantic County municipalities; only New Jersey state income tax applies.

Area	City/town	Population (approx.)	Density (people/sq mi, approx.)	Income level	Quality of schools (GreatSchools – typical range)	Crime level (relative within MSA)	Property tax (% of home value, effective)	Personal income tax (local)	Comments
Coastal core	Atlantic City	~38,000	~3,700	Low‑moderate (below county median; many low‑income households)	Generally 2‑5 / 10; some charters higher	High violent and property crime vs suburbs; improving but still elevated	~2.0‑2.3%	None	Casino‑driven economy; many condos; significant investor/2nd‑home presence; volatility in values.
Coastal barrier island	Brigantine	~7,800	~1,600	High (above county median; many second homes)	Roughly 5‑8 / 10	Low‑moderate	~1.8‑2.1%	None	Beach town; strong seasonal demand; flood/insurance and storm risk; limited new supply.
Down‑beach	Ventnor City	~10,200	~6,500	Moderate‑high	About 4‑8 / 10	Moderate	~1.9‑2.2%	None	Dense coastal housing; mix of year‑round and seasonal residents.
Down‑beach	Margate City	~5,300	~5,100	High (one of the highest‑income areas in county)	Roughly 7‑9 / 10	Low	~1.7‑2.0%	None	Affluent second‑home market; very limited supply; strong long‑term appreciation.
Down‑beach	Longport	~900	~3,900	Very high	Small district, generally high‑performing, 7‑9 / 10	Very low	~1.6‑2.0%	None	Tiny, ultra‑high‑end barrier‑island market; highly supply‑constrained.
Inland suburb	Egg Harbor Township	~47,000	~1,100	Moderate (near metro median)	Typical 4‑7 / 10	Low‑moderate	~2.1‑2.4%	None	Largest suburb; big share of single‑family inventory; family‑oriented; new construction mostly on fringes.
College / airport corridor	Galloway Township	~37,000	~400	Moderate	Approx. 5‑8 / 10	Low‑moderate	~2.0‑2.3%	None	Stockton University and airport nearby; mix of SFH and townhomes; growth node for workforce housing.
Inland town	Hamilton Township (Mays Landing)	~26,000	~220	Moderate	About 4‑7 / 10	Low‑moderate	~2.0‑2.3%	None	County seat; more land for future development; lower prices than coast.
Inland higher‑end suburbs	Linwood, Northfield, Somers Point	~7,000 / 9,500 / 11,000	~2,500‑3,500	Moderate‑high	Typically 6‑9 / 10, especially Linwood/Northfield	Low	~2.0‑2.4%	None	Strong school reputation; favored by professionals; limited new lots.
Western exurban / rural	Hammonton	~14,700	~360	Moderate	Around 4‑7 / 10	Low	~2.0‑2.3%	None	Blueberry agriculture hub; exurban feel; attracts buyers seeking land and lower prices.
Rural townships	Buena, Mullica, Corbin City, others	Few thousand each	Low density < 200	Low‑moderate	Around 3‑6 / 10	Very low	~2.0‑2.4%	None	Mostly single‑family on larger lots; constrained by Pinelands regulations; modest price appreciation.

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Citizens: income and education

Metro population roughly 370k; median age mid‑40s, older than national average.
Median household income around $80k, slightly below or near New Jersey median but above U.S. average.
Income geography:
- Highest: Margate, Longport, Linwood, Northfield, some Brigantine neighborhoods.
- Moderate: Galloway, Egg Harbor Township, Hamilton, Hammonton.
- Lowest: Atlantic City, some rural and older small towns.
Educational attainment (metro‑wide, adults 25+):
- High school or higher: roughly 85‑90%.
- Bachelor’s degree or higher: around 28‑32%, below New Jersey average but near U.S. average.
- Graduate/professional degrees concentrated in coastal high‑income towns and better‑off suburbs.
Large service workforce (hospitality, retail, healthcare), plus clusters of college‑educated professionals in education, healthcare, public sector, and some remote workers.
Notable share of foreign‑born residents (about 15‑16%), especially in Atlantic City, Egg Harbor Township, Hammonton, and some agricultural areas.

Key economic sectors

Gaming and hospitality
- Casinos, hotels, conventions, entertainment in Atlantic City remain the anchor industry.
- Strong seasonal swings in employment and income; high sensitivity to national tourism and consumer spending cycles.
Tourism and second homes
- Beaches, boardwalks, and coastal amenities from Atlantic City through Longport plus Brigantine drive seasonal jobs and demand for vacation housing.
- Food, retail, small services heavily tied to tourist seasons.
Healthcare and social assistance
- Regional hospitals and healthcare systems function as year‑round stabilizing employers.
- Aging population boosts demand for senior care and related services.
Higher education
- Stockton University in Galloway Township is a significant public‑sector employer and housing demand driver.
- Community college and vocational institutions add to education employment.
Transportation and logistics
- Atlantic City International Airport and proximity to Garden State Parkway and AC Expressway support cargo, logistics, and commuting.
Agriculture and food processing
- Hammonton and western townships specialize in blueberries, wine grapes, and other crops; seasonal migrant labor is important.
- Smaller‑scale food processing, wineries, and related agritourism activities.
Government and public services
- County and municipal government in Mays Landing and other towns provide stable employment.

Housing buying market – supply drivers

Land and geography
- Coastal barriers and built‑out older neighborhoods severely constrain new supply in Atlantic City, Ventnor, Margate, Longport, Brigantine, and inner suburbs.
- Pinelands preservation rules and wetlands protections limit greenfield development in much of the interior and western county.
- Most realistic new supply is infill, small subdivisions in inland suburbs, or redevelopment of obsolete commercial/hospitality assets.
Zoning openness
- In older beach towns, zoning often favors low to mid‑rise residential and height restrictions; NIMBY sentiment against larger multifamily structures is common.
- Inland townships (Egg Harbor, Galloway, Hamilton) are more open to subdivisions and some multifamily, but subject to environmental overlays and infrastructure constraints.
- Strict Pinelands Commission rules cap density in large rural tracts, limiting cheap exurban sprawl.
Regulatory and permitting environment
- New Jersey’s state‑level land use, stormwater, and coastal regulations add time and cost to projects, especially near the shore.
- Floodplain, elevation, and coastal resilience requirements raise construction costs in barrier‑island and bay‑front neighborhoods.
- Redevelopment in Atlantic City can be facilitated by special districts and incentives, but large projects often face complex approvals.
Construction workforce and costs
- Regional construction labor is relatively tight; competition from projects in Philadelphia/Camden and North Jersey pushes wages up.
- Recent materials inflation and insurance requirements have increased per‑square‑foot building costs, making marginal projects less viable.
- Skilled coastal contractors command premiums; small infill rehabs remain more feasible than large new multifamily in many submarkets.
Existing housing stock
- High share of older single‑family homes and small multifamily in Atlantic City and older suburbs, with significant deferred maintenance in some areas.
- Condo and townhouse product concentrated along the shore and near golf/amenity communities inland.
- Seasonal and investor‑owned units reduce effective year‑round supply in prime coastal neighborhoods.
Financing and development appetite
- Lenders cautious with large Atlantic City hospitality‑adjacent residential projects due to past volatility.
- Smaller local builders and investors active in rehab, small multifamily, and SFR construction where zoning allows.

Housing buying market – demand drivers

Population and migration
- Metro population has been roughly flat to slowly growing over the last decade, with mild net out‑migration of younger residents offset by in‑migration of retirees and service workers.
- Post‑COVID period saw some increase in demand from remote workers and second‑home buyers, particularly in Brigantine, Margate, Longport, and inland higher‑quality school districts.
- Atlantic City proper has experienced population volatility but remains a magnet for lower‑income households and immigrants due to relatively affordable rentals and jobs.
Growing or stabilizing industries
- Healthcare – slow, steady growth supporting stable demand for mid‑priced year‑round housing in inland suburbs.
- Higher education – Stockton University expansion supports rental and starter‑home demand in Galloway and nearby townships.
- Tourism/hospitality – ongoing reinvestment in casinos and entertainment brings cyclical but significant employment, affecting rental and entry‑level ownership in Atlantic City and nearby towns.
- Agriculture/agribusiness – stable to modest growth in Hammonton and western areas; supports local SFR and small‑multifamily demand, often at lower price points.
Relative affordability vs other NJ/Philadelphia suburbs
- Home prices and property taxes are generally lower than in North Jersey and many Philly suburbs, attracting some cost‑conscious buyers.
- However, incomes are also lower, and insurance plus flood‑related costs reduce perceived affordability in coastal zones.
Lifestyle and amenity demand
- Strong demand for beach‑adjacent homes and condos from regional second‑home buyers (Philadelphia, North Jersey, New York markets).
- Interior lake/golf/amenity communities attract retirees and empty‑nesters seeking lower costs and manageable property sizes.
Interest rates and investment sentiment
- Higher mortgage rates have cooled transaction volume but inventory remains relatively tight, especially in desirable school districts and coastal towns.
- Investors in Atlantic City multifamily and small properties remain active, drawn by cap rates higher than prime North Jersey but with higher risk.

Key challenges on the housing market

Economic concentration and volatility
- Heavy reliance on gaming and tourism exposes the region to recessions, competition from other gaming markets, and regulatory changes.
- Layoffs or casino closures quickly hit rental markets and lower‑priced ownership housing in Atlantic City and nearby towns.
Climate and coastal risk
- Sea‑level rise, flooding, and storm surge risk affect Atlantic City, Brigantine, Ventnor, Margate, Longport, and bay‑front areas.
- Flood insurance costs and stricter building codes raise ownership costs and may impact long‑term valuations of the most exposed properties.
Affordability and wage levels
- Despite lower prices than much of New Jersey, local wages in hospitality and service sectors are modest, stressing affordability for many households.
- Rising insurance, taxes, and maintenance on aging homes squeeze both renters and owners.
Aging housing stock and infrastructure
- Older housing in Atlantic City and first‑ring suburbs often requires significant renovation and resilience upgrades.
- Infrastructure (drainage, roads, utilities) in some coastal and rural areas needs investment, adding indirect cost pressures.
Regulatory constraints on new supply
- Pinelands and environmental rules limit large‑scale expansion inland; coastal rules limit intensification on the shore.
- Political resistance to higher‑density projects in stable, higher‑income school districts restricts new multifamily supply where demand is strongest.
Demographic headwinds
- Older age structure and youth out‑migration to larger metros constrain natural household growth.
- Dependence on seasonal residents in some submarkets leads to high vacancy outside peak season and volatility in local small‑business ecosystems.

Investment potential differences between areas

Area	Appreciation potential	Risk	Key drivers
Margate City / Longport	High	Medium‑high	Extreme supply constraint; high‑income second‑home demand; strong school reputation; offset by coastal climate and insurance risk.
Brigantine	Moderate‑high	Medium	Beach lifestyle; relative value vs Ocean City and other shore points; limited land; storm/flood risk and tourism cyclicality.
Ventnor City	Moderate‑high	Medium	Proximity to Atlantic City plus strong beach amenity; gentrification potential in some blocks; exposure to storms and economic swings in nearby casinos.
Atlantic City (core & neighborhoods)	High (select pockets) / Moderate overall	High	Low entry prices; potential upside from redevelopment, new entertainment investments, and policy initiatives; high crime, economic volatility, climate exposure, and political risk.
Egg Harbor Township	Moderate	Medium‑low	Largest, diversified suburb; steady family demand; some land for new SFH; prices more stable than coast; less spectacular upside but lower downside.
Galloway Township (incl. Stockton area)	Moderate‑high	Medium	University and airport corridor; mix of owner‑occupant and rental demand; potential for additional multifamily near campus; constrained in parts by environmental rules.
Linwood / Northfield / Somers Point	Moderate‑high	Medium‑low	Reputation for strong schools, stable middle‑ to upper‑middle‑income households; limited vacant land; good long‑term hold markets.
Hammonton	Moderate	Medium	Agriculture plus exurban commuter base; relative affordability; modest but steady appreciation; risk from sector‑specific agriculture downturns and limited job base.
Rural western townships (Buena, Mullica, etc.)	Low‑moderate	Medium	Low purchase prices and very low density; limited job growth; constrained by Pinelands rules; more suited to niche land/estate plays than broad appreciation.
Older inland neighborhoods near Atlantic City (e.g., parts of Pleasantville, Absecon)	Moderate	Medium‑high	Proximity to jobs and transit; investor interest in small multifamily; crime and school‑quality concerns; appreciation tied to success of broader Atlantic City recovery.

To view all table columns, please open this table on a laptop or desktop screen.

Analytical summary of market positioning

Coastal high‑end (Margate, Longport, select Brigantine/Ventnor) is a lower‑yield, higher‑appreciation, higher‑risk bet driven by affluent second‑home buyers and extreme supply constraint.
Atlantic City offers higher cash‑flow potential with substantial redevelopment and policy risk; ideal for investors able to manage vacancy, rehab, and regulatory complexity.
Inland suburbs with strong schools (Linwood, Northfield, parts of Egg Harbor and Galloway) are defensive, long‑term hold markets with stable owner‑occupant demand.
Exurban and rural western areas offer affordability and land but rely on slower‑growing economic bases and face stricter environmental constraints, limiting explosive appreciation but also preventing oversupply.