Sea Isle City NJ Real Estate
Homes and condos for sale in Sea Isle City, and what they actually sold for.
What Sea Isle City homes sell for
Over the 12 months ending September 2026, Sea Isle City homes and condos sold for a median of about $1.68 million across 134 MLS sales. Sellers got 98.4% of their final asking price, and the typical sale took about 85 days from listing to closing.
Sources: Cape May County MLS closed sales via ShowingTime, Oct 2025 to Sep 2026 (median price is the 12 monthly medians weighted by sales; days on market is the middle of the 12 monthly medians); Realtor.com active listings, Sep 2026. Updates automatically each month. Cape May County MLS counts days on market to closing, not to contract.
Ocean on one side, bay on the other
Sea Isle City shares Ludlam Island with Strathmere, between Corson Inlet to the north and Townsends Inlet to the south. The ocean side has the beach and the Promenade, a paved path along the beach. The bay side is marsh, lagoons and docks.
Landis Avenue runs the length of town, and most visitors come in on JFK Boulevard. That stretch is the busy part of Sea Isle, with the bars and restaurants. The farther south you go, the quieter it gets.
The parts of Sea Isle
The north end, toward Strathmere
Many homes here sit directly across the street from the beach. North of 22nd Street, homes are on septic, not public sewer, so check the system on any house you're considering.
Downtown and the Promenade
The center of town around Landis Avenue and JFK Boulevard, with restaurants, shops and the Promenade along the beach. Downtown, you're walking to the nightlife, including the OD (Ocean Drive).
The south end and Townsends Inlet
Mostly residential and quieter, with a few restaurants and shops around 86th Street. Townsends Inlet Waterfront Park at 94th Street sits on the bay side. The Townsends Inlet Bridge crosses to Avalon, with Stone Harbor just past it on Seven Mile Island.
Beach block vs. bayside
Beach block homes usually carry a premium, but bayfront homes aren't far off. The real choice is lifestyle: the beach out front or the bay out back.
What's for sale in Sea Isle
Most of what sells in Sea Isle is condos, many of them one of two units in a building, plus condos in mid-size buildings, single-family homes and new construction that replaces older homes lot by lot. Spinnaker is the largest condo building on the island, with ocean views.
Rentals, flood rules and taxes
Renting it out
Every rental in Sea Isle City needs a rental permit from the City Clerk. Permits run May 1 to April 30, and the city inspects each rental unit at least once every 10 years.
Source: Sea Isle City Code, Chapter 11, Rental Housing.
Flood zones and building rules
Sea Isle sits in FEMA flood zones, so check the specific property's zone and elevation certificate before you commit. The city's building rules are stricter than FEMA's minimum: no enclosed rooms at ground level in the flood zone. It also holds a Class 3 rating in FEMA's Community Rating System, one of 2 New Jersey towns at that level as of 2024.
The city also publishes tidal flooding maps showing where water collects at three storm tide heights. Worth checking for any street you're considering.
- Minor flooding mapTide up to 4.5 ft NAVD 88 (PDF)
- Moderate flooding mapTide up to 5.5 ft NAVD 88 (PDF)
- Major flooding mapTide up to 6.5 ft NAVD 88 (PDF)
Source: City of Sea Isle City.
Property taxes
Sea Isle's 2026 effective tax rate is 0.434% of market value, down from 0.453% in 2025. At that rate, a $1.68 million home runs about $7,300 a year. That's the 4th lowest of Cape May County's 16 towns, behind only Avalon, Stone Harbor and Cape May Point. In the latest statewide ranking (2025), Sea Isle had the 8th lowest rate of New Jersey's 564 towns. The actual bill depends on the assessment.
Sources: Cape May County Board of Taxation, 2026 Abstract of Ratables; NJ Division of Taxation, 2025 effective tax rates.
Sea Isle City homes for sale now
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Under Contract50 photos
Price Reduced42 photosRecently sold in Sea Isle City
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Sold22 photosSea Isle City real estate questions
What is the median home price in Sea Isle City, NJ?
About $1.68 million over the 12 months ending September 2026, based on 134 closed sales in the Cape May County MLS. The median asking price for the 31 homes listed in September 2026 was about $2.15 million.
How long does it take to sell a home in Sea Isle City?
About 85 days from listing to closing for a typical sale over the last 12 months. That count runs to the closing date, so the time to an accepted offer is shorter.
Do I need a permit to rent out a house in Sea Isle City?
Yes. Every rental needs a rental permit from the City Clerk. Permits run from May 1 to April 30, and the city inspects each rental unit at least once every 10 years.
What are property taxes like in Sea Isle City?
Sea Isle's 2026 effective tax rate is 0.434% of market value, about $7,300 a year on a $1.68 million home. Only Avalon, Stone Harbor and Cape May Point are lower in Cape May County. In the latest statewide ranking (2025), Sea Isle had the 8th lowest rate of New Jersey's 564 towns.
Is Sea Isle City in a flood zone?
Yes, the island sits in FEMA flood zones, and each property's zone and elevation differ. Check the flood zone and elevation certificate for the specific home before you buy. The city's minor, moderate and major flooding maps show where tidal water collects at 4.5, 5.5 and 6.5 ft NAVD 88.
Does Sea Isle City have a boardwalk?
Sea Isle has the Promenade, a paved path along the beach rather than a wooden boardwalk.
Is all of Sea Isle City on public sewer?
No. North of 22nd Street, homes are on septic rather than public sewer. If you're buying in that part of town, have the septic system checked.
Is Strathmere part of Sea Isle City?
No. Strathmere shares Ludlam Island with Sea Isle City but is part of Upper Township.
Buying or selling in Sea Isle?
Adam D'Annunzio, Broker Associate with Keller Williams Realty Jersey Shore, works with buyers and sellers in Sea Isle City and across the shore towns.
Text or call 609-604-5958 · Office 609-399-5454
Adam D'Annunzio, Broker Associate, Keller Williams Realty Jersey Shore. Market figures come from the Cape May County MLS and Realtor.com as dated above and change monthly. Tax rates are from the Cape May County Board of Taxation and the NJ Division of Taxation; actual taxes depend on each property's assessment. Rental and flood rules are summarized from public sources; confirm current requirements with the City of Sea Isle City before buying.