The following is our June 2026 market analysis for Bay Head and Mantoloking, based on Monmouth/Ocean MLS data through June 18, 2026. The year-over-year comparison covers May 1 through June 18 in both 2025 and 2026.
Bay Head and Mantoloking Real Estate: What Spring 2026 Data Means for Homeowners
The most significant shift in the Bay Head and Mantoloking market from spring 2025 to spring 2026 is not in transaction volume, which held flat at four closings across both periods. It is in how long those transactions are taking and what sellers are receiving relative to their asking price. The median days on market for closed sales jumped from 38.5 days to 123.5 days, a 220.8% increase year over year. At the same time, the median sale-to-list ratio fell from 98.0% to 93.0%.
Twenty-five homes are currently active across the two communities as of June 18, 2026, with four more under contract. Buyers have not left this market. But the data describes conditions where pricing strategy and preparation determine outcomes more than they did a year ago.
Both markets remain firmly in the luxury tier, with all recorded transactions occurring above $1,000,000 in both periods. With single-digit monthly transaction counts, individual sales can move the reported median substantially. The steadier year-over-year signals come from days on market and the sale-to-list ratio rather than price alone.
1. Market Context
Spring 2025 produced four closings across Bay Head and Mantoloking between May 1 and June 18, with a median sold price of $2,300,000 and a median of 38.5 days on market. Sellers received a median of 98.0% of their asking price across the four transactions. The fastest sale closed in 10 days; the slowest in 162.
Spring 2026 produced the same four closings over the same seven-week window, but the dynamics shifted. The median days on market reached 123.5 days, and sellers received a median of 93.0% of their asking price. The range among 2026 closings ran from 36 days to 427 days. The median sold price moved to $2,424,500, a 5.4% increase, though one Bay Head closing at $6,550,000 influences that figure upward. With four transactions per period, median price data is directional here rather than definitive.
2. The Key Shifts Year Over Year
Days on market is the clearest signal. During May through mid-June 2025, the four closings in Bay Head and Mantoloking carried a median of 38.5 days from list to close. During the same window in 2026, the median reached 123.5 days, an increase of 220.8%.
The sale-to-list ratio shifted alongside it. In 2025, the median sale-to-list ratio across the four closings was 98.0%. In 2026, it was 93.0%, a drop of 5.0 percentage points. At the price points common to these communities, that gap is not abstract. On a $4,000,000 property, the difference between a 93% and 98% outcome is $200,000. On a $6,000,000 property, it is $300,000.
Both shifts point in the same direction: properties that do sell are taking longer to get there, and sellers are conceding more ground from their asking price to close.
3. Bay Head and Mantoloking: By the Numbers
Bay Head (08742) has 11 active listings as of June 18, 2026. List prices run from $1,599,000 to $10,700,000, with a median of $5,499,000. Active listings have been on the market from 1 to 451 days, with a median of 109 days. Three homes closed during the May through mid-June 2026 period at $1,400,000, $2,799,000, and $6,550,000, producing a median closed price of $2,799,000. Two Bay Head properties are currently under contract, at $1,300,000 and $17,000,000.
Mantoloking (08738) has 14 active listings, priced from $2,750,000 to $17,999,000, with a median list price of $9,599,000. Active listings have been on the market from 10 to 168 days, with a median of 95.5 days. One home closed during the same period at $2,050,000. Two Mantoloking properties are currently under contract, at $3,995,000 and $12,500,000.
4. What This Means For Homeowners
Homeowners who have held in Bay Head or Mantoloking for several years are still looking at meaningful equity positions given where prices remain. Sold prices in the May through mid-June 2026 period ranged from $1,400,000 to $6,550,000. Active list prices reach as high as $17,999,000 in Mantoloking and $10,700,000 in Bay Head.
The relevant question for any individual property is how it competes against the 25 currently active listings and what asking price reflects where buyers are actually transacting. The difference between entering the market with a price calibrated to the current 93% sale-to-list environment and one calibrated to last year's 98% conditions is not a minor detail.
5. Buyer and Seller Interpretation
Buyers in June 2026 have 25 active listings to choose from across Bay Head and Mantoloking. Four homes are under contract, confirming that properly priced inventory still moves. The pending activity includes a wide price range, from $1,300,000 to $17,000,000, and spans both communities.
Sellers face a market where time on market has extended significantly and the gap between list price and sale price has widened. The DOM range in 2026 closed sales, 36 days to 427 days, shows how uneven outcomes are. Both the fastest and slowest closings were in Bay Head. Properties that move quickly in this market are priced for where buyers are transacting. Properties that sit are not.
Key Takeaways
- Median days on market rose 220.8% year over year, from 38.5 days to 123.5 days across the May 1 through June 18 window.
- Median sold price increased 5.4%, from $2,300,000 to $2,424,500. With four closings per period, this figure is directional.
- The median sale-to-list ratio fell from 98.0% to 93.0%, a drop of 5.0 percentage points year over year.
- Closed sales held flat at four in both the 2025 and 2026 comparison windows.
- Active listings as of June 18, 2026: 25 combined across Bay Head (11) and Mantoloking (14).
- Homes under contract as of June 18, 2026: 4 combined, two in each community.
| Factor | May–June 2025 | May–June 2026 | Notes |
|---|---|---|---|
| Closed Sales | 4 | 4 | Flat year over year. Both periods: May 1 through June 18. |
| Median Sold Price | $2,300,000 | $2,424,500 | Up 5.4%. One Bay Head closing at $6,550,000 influences the 2026 figure. |
| Median Days on Market | 38.5 days | 123.5 days | Up 220.8%. 2026 range: 36 to 427 days. 2025 range: 10 to 162 days. |
| Median Sale-to-List Ratio | 98.0% | 93.0% | Down 5.0 percentage points year over year. |
| Active Listings | — | 25 | Bay Head: 11 / Mantoloking: 14. As of June 18, 2026. |
| Under Contract | — | 4 | Bay Head: 2 / Mantoloking: 2. As of June 18, 2026. |
Frequently Asked Questions
How many homes are currently for sale in Bay Head and Mantoloking? As of June 18, 2026, there are 25 active residential listings across Bay Head (08742) and Mantoloking (08738), per Monmouth/Ocean MLS data. Bay Head has 11 active listings and Mantoloking has 14. Seven of those 25 listings entered the market on or after May 1, 2026.
How long are homes taking to sell in Bay Head and Mantoloking right now? The median days on market for closed sales in Bay Head and Mantoloking was 123.5 days during the May 1 through June 18, 2026 period. That compares to a median of 38.5 days during the same stretch in 2025, an increase of 220.8% year over year. The range among 2026 closings ran from 36 days to 427 days.
What did homes sell for in Bay Head and Mantoloking this spring? Four homes closed across Bay Head and Mantoloking between May 1 and June 18, 2026. Sold prices ranged from $1,400,000 to $6,550,000, with a median sold price of $2,424,500. That is 5.4% above the $2,300,000 median recorded during the same period in 2025.
Are sellers in Bay Head and Mantoloking getting their asking price? The median sale-to-list price ratio for the four closings between May 1 and June 18, 2026 was 93.0%, meaning sellers received 93 cents for every dollar of asking price. During the same period in 2025, the median was 98.0%. That is a 5.0 percentage point decrease year over year.
How does the spring 2026 Bay Head and Mantoloking market compare to spring 2025? Transaction volume held flat at four closings in both periods. The median sold price rose 5.4%, from $2,300,000 to $2,424,500. Median days on market increased 220.8%, from 38.5 days to 123.5 days. The median sale-to-list ratio fell 5.0 percentage points, from 98.0% to 93.0%.
What are the active listing prices in Bay Head right now? As of June 18, 2026, Bay Head (08742) has 11 active listings with asking prices from $1,599,000 to $10,700,000. The median active list price in Bay Head is $5,499,000. Active Bay Head listings have been on the market from 1 to 451 days, with a median of 109 days.
What are the active listing prices in Mantoloking right now? Mantoloking (08738) has 14 active listings as of June 18, 2026, with asking prices from $2,750,000 to $17,999,000. The median active list price in Mantoloking is $9,599,000. Active Mantoloking listings have been on the market from 10 to 168 days, with a median of 95.5 days.
Are there homes under contract in Bay Head and Mantoloking right now? Yes. As of June 18, 2026, four homes are under contract across Bay Head and Mantoloking: two in each community. The Bay Head pending sales are listed at $1,300,000 and $17,000,000. The Mantoloking pending sales are listed at $3,995,000 and $12,500,000.
What does the sale-to-list ratio mean for homeowners planning to sell in Bay Head or Mantoloking? The sale-to-list ratio measures how close a final sale price comes to the original asking price. In Bay Head and Mantoloking, the median ratio for closings between May 1 and June 18, 2026 was 93.0%. For a property listed at $5,000,000, a 93% outcome is a sale price of $4,650,000. Comparing that to the 98.0% median from the same period in 2025 shows why asking price strategy carries more weight in the current market.
How can I find out what my Bay Head or Mantoloking home is worth today? Home values in Bay Head (08742) and Mantoloking (08738) depend on proximity to the ocean or bay, lot size, property configuration, and competitive position relative to the 25 active listings currently in these two ZIPs. The closed sale and active listing data in this analysis provides market context, but an accurate value assessment requires a property-specific review. Suzie & Ed at Diane Turton, Realtors offer a no-obligation home value assessment using current Monmouth/Ocean MLS data for both ZIPs.
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