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City · 5,120 residents · Ocean County, New Jersey

Beach Haven West , New Jersey

In Beach Haven West, a typical home is worth $641,700 and typical rent is $1,702 a month. Compared with all of Ocean County, the typical home value is 61% higher, typical household income is 33% higher, and the share of households that own their home is 16 points higher.

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  • Typical home value

    $641,700

    61% above the county

    41% above New Jersey

    • Beach Haven West
    • Ocean
    • New Jersey

  • Typical rent

    $1,702a month

    3% below the county

    About the same as New Jersey

    • Beach Haven West
    • Ocean
    • New Jersey

  • Typical household income

    $119,394a year

    33% above the county

    15% above New Jersey

    • Beach Haven West
    • Ocean
    • New Jersey

  • Households that own their home

    97%

    16 points above the county

    33 points above New Jersey

    • Beach Haven West
    • Ocean
    • New Jersey

Source: U.S. Census Bureau, Average 2020–2024

Beach Haven West is in Ocean County. The FHA loan limit ($1,249,125 for a one-unit home), the fair market rents and the help on this page are those of all of Ocean County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Beach Haven West apart

What this place has that others do not, from public data, most unusual first.

  1. Beach Haven West has the 6th highest homeownership rate of the 293 cities in New Jersey with more than 5,000 people (97%).

  2. Nearby, in Smithville, the typical home value is $279,200: 56% less than in Beach Haven West ($641,700).

  3. The typical home in Beach Haven West is worth $641,700, 61% more than in Ocean County as a whole ($398,400).

  4. The typical household income in Beach Haven West is $119,394, 33% more than in Ocean County as a whole ($89,863).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Beach Haven West

What homes there are in Beach Haven West, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 97% of homes here, against 74% in Ocean County.

Year built

The typical year built in Beach Haven West is 1984, about the same as in Ocean County (1981).

Homes in Beach Haven West are bigger: 83% have 3 bedrooms or more; in Ocean County, 61%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,927 a month

Ocean County: $2,330 a month

Without a mortgage

$1,319 a month

Ocean County: $920 a month

Owners with a mortgage

49%

Ocean County: 59%

In Beach Haven West, 49% of owners have a mortgage, and their typical cost is $2,927 a month, against $2,330 in Ocean County. Without one it drops to $1,319.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Beach Haven West rose 59%; in Ocean County, it rose 43%.

The typical rent in Beach Haven West stayed about the same over that time: the difference is within the Census margin of error.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBeach Haven WestOcean CountyNew JerseyUnited States
Rental vacancy Unreliable estimate3.1%3.5%5.5%
Homeowner vacancy Unreliable estimate0.9%0.7%0.9%
More than one person per room Unreliable estimate2.3%4.0%3.4%
People per household 2.162.652.622.53
Drive alone 75%75%62%69%
Carpool Unreliable estimate8%8%9%
Public transit Unreliable estimate1%8%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 11%13%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 2.16 on average, against 2.65 in Ocean County.

To get to work, 75% of workers in Beach Haven West drive alone; in Ocean County, 75%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Beach Haven West?

A typical home costs more than the typical income allows

We start with a typical home in Beach Haven West, worth $641,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 57% of the typical household income in Beach Haven West, which is $119,394 a year. For that payment to be 28% of income, a household would need to earn about $241,158 a year.

The calculator's FHA and conventional loan limits are those of all of Ocean County.

Your numbers

Local data
$

Starts at the typical home value in Beach Haven West. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $22,460 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$5,627

at 7.18% · 30 years

Loan amount
$630,077
Total interest
$906,533
Paid off in
November 2056

Includes $10,837 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,786 a month

  • Tight

    $2,786 to $3,582 a month

  • Hard

    more than $3,582 a month

    Your payment · 57%

Compared with the typical household income in Beach Haven West ($119,394 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,627
Principal & interest$4,268
Property tax$808
Home insurance$267
FHA mortgage insurance (MIP)$284

You need at least $22,460 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Beach Haven West and Ocean County

Beach Haven West is in Ocean County, New Jersey. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Beach Haven West's own numbers

Typical home value
$641,700
Typical monthly rent
$1,702
Typical yearly household income
$119,394
Households that own their home
97%
Effective property tax rate
1.51%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Ocean County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,209,750
HUD fair market rent, 2 bedrooms
$2,283
Price change over 5 years (FHFA)
+73%
Homes in a high flood-risk zone
22%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Ocean County.

Everything about Ocean County

Buying

Buying a home in Beach Haven West

A typical home in Beach Haven West is worth $641,700: 61% above the county and 41% above New Jersey. With the typical household income in Beach Haven West ($119,394 a year), a typical home costs 5.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Beach Haven West 5.4 years
  • Ocean 4.4 years
  • New Jersey 4.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Ocean County

According to FHFA’s house price index, home prices in Ocean County rose 106% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Ocean County.

Period County New Jersey U.S.
Last year (2025) +6.0% +6.2% +2.9%
5 years (2020–2025) +73% +63% +47%
10 years (2015–2025) +106% +88% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Beach Haven West next to Ocean County, New Jersey and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Beach Haven West $641,700
  • Ocean $398,400
  • New Jersey $454,400
  • United States $332,700
Typical monthly rent
  • Beach Haven West $1,702
  • Ocean $1,755
  • New Jersey $1,720
  • United States $1,413
Typical yearly household income
  • Beach Haven West $119,394
  • Ocean $89,863
  • New Jersey $103,556
  • United States $80,734
See the full table
Beach Haven West next to Ocean County and New Jersey
Measure Beach Haven West Ocean County New Jersey U.S.
Typical home value $641,700 $398,400 $454,400 $332,700
Typical monthly rent $1,702 $1,755 $1,720 $1,413
Typical yearly household income $119,394 $89,863 $103,556 $80,734
Households that own their home 97% 81% 64% 65%
Typical yearly property tax $9,683 $6,562 $9,590 $3,119
Effective property tax rate 1.51% 1.65% 2.11% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Ocean County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Beach Haven West

For a typical $641,700 home in Beach Haven West, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Beach Haven West's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,627a month

    Least cash to close
    Down payment
    $22,460
    Cash to close
    $41,711
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $284

  • Conventional, 5% down $5,509a month

    Down payment
    $32,085
    Cash to close
    $51,336
    Rate
    7.18%
    Mortgage insurance
    PMI · $305

  • Conventional, 20% down, no PMI $4,553a month

    Down payment
    $128,340
    Cash to close
    $147,591
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $5,146a month

    Down payment
    $96,255
    Cash to close
    $115,506
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Beach Haven West and for Ocean County.

Property tax

Effective rate in Beach Haven West

1.51%of the home’s value each year

$9,683 a year for the typical owner in Beach Haven West.

  • Beach Haven West 1.51%
  • Ocean 1.65%
  • New Jersey 2.11%

What New Jersey publishes ANCHOR, Senior Freeze and Stay NJ: one combined application (New Jersey Division of Taxation)

Exemptions and deadlines in New Jersey

Flood risk in Ocean County

FEMA does not publish these numbers by city: they are for all of Ocean County.

Homes in the high-risk zone
22%
47,067
Of those, with NFIP insurance
71%
County New Jersey U.S.
Homes in the high-risk zone 22% 6.7% 3.5%
Of those, with NFIP insurance 71% 63% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Beach Haven West

Typical rent in Beach Haven West is $1,702 a month: 3% below the county.

HUD publishes a fair market rent for all of Ocean County, by unit size. To pay the 2-bedroom one ($2,283 a month) without spending more than 30% of your income, you would need to earn $43.90 an hour working full time.

HUD fair market rent for all of Ocean County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,671 $32.13 $66,840
1 bedroom $1,847 $35.52 $73,880
2 bedrooms $2,283 $43.90 $91,320
3 bedrooms $2,927 $56.29 $117,080
4 bedrooms $3,241 $62.33 $129,640

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Beach Haven West

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Beach Haven West is in ZIP code 08050.

For 2 bedrooms it is $2,370: $87 more than the fair market rent for Ocean County ($2,283).

  • 08050 $2,370$3,040

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Beach Haven West when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Beach Haven West

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Ocean County; 1 says it serves in Spanish.

A young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in Beach Haven West

No down payment, repair or rent-help program on our list is for Beach Haven West or Ocean County. The ones below are statewide in New Jersey: they work in Beach Haven West the same as in the rest of the state.

Which programs do I qualify for? All programs in New Jersey

Housing counselors near Beach Haven West

The HUD-approved agencies closest to the center of Beach Haven West, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Ocean, Inc. (ocean Community Economic Action Now, Inc.)

    40 Main St, Toms River · 20 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    732-244-5333-1108

  • Navicore Solutions- Hammonton, NJ

    212 Bellevue Ave, Hammonton · 30 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (866) 472-4557

  • Operation Hope- Camden NJ Branch

    533 Fellowship Rd, Mount Laurel · 42 miles away

    (267) 539-8535

Every agency in Ocean County All counseling agencies in New Jersey

Help in Spanish near Beach Haven West

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Beach Haven West

In HUD’s record, no housing authority with an office in Ocean County is named for Beach Haven West or Ocean County.

4 other authorities have an office in Ocean County: see the list Source: HUD

Cities

Other cities in Ocean County

These cities are also in Ocean County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Ocean County Housing in New Jersey

Nearby cities

The cities closest to Beach Haven West, with the typical home value.

Neighboring counties

If Ocean County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Beach Haven West.

All guides
A smiling girl holds up a small mushroom she found on a forest outing.

Questions

Housing questions about Beach Haven West

Short answers with the numbers for Beach Haven West and all of Ocean County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Beach Haven West?

The typical home value in Beach Haven West is $641,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Ocean County it is $398,400.

How much does it cost to rent in Beach Haven West?

Typical rent in Beach Haven West is $1,702 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Ocean County is $2,283.

What is the FHA loan limit in Beach Haven West?

Beach Haven West uses the FHA limit for all of Ocean County (2026): $1,249,125 for a one-unit home and $2,402,625 for a four-unit home.

How much property tax do owners pay in Beach Haven West?

The typical homeowner in Beach Haven West pays $9,683 a year, according to the U.S. Census Bureau. That is 1.51% of the home’s value; in Ocean County, the rate is 1.65%.

Where can I find free help to buy or rent in Beach Haven West?

There is 1 HUD-approved counseling agency with an office in Ocean County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).