Neptune, New Jersey Short-Term Rental Market
The Neptune area STR market averaged $536 a night at 59.1% occupancy in June 2026 near Ocean Grove.
Quick Answer: Neptune, New Jersey is an active short-term rental market. average occupancy is 59%. average monthly revenue is $6,795. average daily rate is $536. the top operator in the Jersey Shore market area is Berkshire Hathaway HomeServices Zack Shore, REALTORS with 181 listings. market score is 43/100 (grade D).
Market data reflects the Jersey Shore regional market, which includes Neptune. Regulations, taxes, and permit details below are specific to Neptune.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
The Neptune area short-term rental market, anchored by the historic Victorian seaside enclave of Ocean Grove in Monmouth County, New Jersey, sits within a wider Jersey Shore market that tracks 5,750 listings as of June 2026; the listing-mix figures below reflect that shared regional data set rather than Neptune Township alone. The Neptune area’s own STR performance averaged $536.27 a night (ADR), the highest ADR in this batch of markets, at 59.1% occupancy, generating an average of $6,795 in monthly revenue per listing. Revenue is up 3.1% year over year, while occupancy is down 0.7% and ADR is down 5.7%.
The listing mix across this regional market is dominated by entire places: 5,468 of the 5,750 listings (95.1%) are whole units, with 282 (4.9%) private rooms. Of the 5,744 listings with bedroom data on file, 3-bedroom units are the largest group at 1,629 (28.4%), followed by 2-bedroom units at 1,285 (22.4%) and 5-bedroom units at 915 (15.9%). 1-bedroom and 4-bedroom properties account for 842 (14.7%) and 1,073 (18.7%) of the market.
Channel distribution across the region favors dual listing: 2,416 properties (42.0%) are marketed on both Airbnb and Vrbo, 1,912 (33.3%) are Airbnb only, and 1,422 (24.7%) are Vrbo only.
Revenue varies by property type in the Neptune area itself: apartment-style units average $4,631 a month, entire-place units average $6,997, and standalone houses average $7,645, the highest of the three.
Neptune Township has a population of about 28,265, with Ocean Grove, a National Historic Site known for the nation’s largest concentration of Victorian architecture, as its primary tourism draw for beachgoers and history enthusiasts from the New York City and Philadelphia metro areas.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 32% | $245 | $2,379 |
| Feb | 44% | $240 | $2,289 |
| Mar | 44% | $241 | $2,517 |
| Apr | 46% | $257 | $2,585 |
| May | 51% | $363 | $3,062 |
| Jun | 62% | $456 | $5,760 |
| Jul | 74% | $464 | $7,788 |
| Aug | 76% | $487 | $8,530 |
| Sep | 37% | $382 | $3,833 |
| Oct | 28% | $281 | $2,646 |
| Nov | 38% | $259 | $2,532 |
| Dec | 40% | $259 | $2,748 |
Top Short-Term Rental Operators in Jersey Shore market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Jersey Shore market as a whole, which includes Neptune, so these counts are not Neptune-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Berkshire Hathaway HomeServices Zack Shore, REALTORS | 181 | 277 | ★ 4.48 |
| 2 | Shore Points Vacations | 89 | 258 | ★ 4.55 |
| 3 | Mary Allen Realty | 86 | 404 | ★ 4.69 |
| 4 | Evolve | 84 | 2,205 | ★ 4.57 |
| 5 | Breezy Beach Stays | 58 | 1,735 | ★ 4.98 |
What Kind of STR Should I Buy in Neptune?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 842 |
| 2 bed | 1,285 |
| 3 bed | 1,629 |
| 4 bed | 1,073 |
| 5 bed | 915 |
ADR by Property Tier
| Entire Home | $552 |
| Luxury | $917 |
| Professionally Managed | $503 |
Revenue by Dwelling Type
| Apartment | $4,631 |
| Entire Place | $6,997 |
| House | $7,645 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 33.3% |
| vrbo | 24.7% |
| both | 42% |
Investment Analysis
Neptune’s all-listings ADR of $536.27, the highest ADR in this batch of markets, sits well below the tier_luxury ADR of $916.79, a 71.0% premium for top-end properties, while the professionally managed tier ($502.83) runs slightly below the market average, about 6.2% lower, an unusual pattern suggesting professional management here skews toward more standard, lower-priced units rather than the market’s priciest listings. Revenue is up 3.1% year over year even as ADR fell 5.7% and occupancy dipped 0.7%.
On the housing side, the typical home value is $625,759, with a median sale price of $573,250 and a median list price of $639,450 across 98 homes for sale; homes sell at about 89.6% of list price after a median 15 days on market. Multiplying the average monthly revenue of $6,795 by 12 gives roughly $81,539 in annual gross revenue per listing, a gross yield of about 13.0% against the typical home value, before cleaning, management, taxes, and financing costs.
Regulation is moderate but investor-friendly on ownership: Neptune Township requires a $500 annual Short-Term Rental Permit issued by the Fire Marshal’s Office, with no owner-occupancy or primary-residence requirement, so non-resident investors may operate. The main operational constraint is a strict 2-night minimum stay; rentals of less than 2 nights are prohibited outright, and permits are non-transferable between owners or properties.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Guests booking in the Neptune area book an average of 92.9 days, over three months, ahead of their stay, one of the longer lead times in this batch, and the average length of stay is 4.36 nights.
That extended booking window reflects Jersey Shore summer planning habits: visitors from the New York City and Philadelphia metro areas often book beach weeks and Ocean Grove stays months in advance of the June through August peak. For hosts and managers, this gives an unusually wide pricing runway to adjust rates well ahead of peak season without much risk of losing bookings. The 4.36-night average stay, combined with the required 2-night minimum, fits a classic beach week rental pattern rather than quick weekend trips, supporting confident minimum-stay pricing during the summer peak.
Short-Term Rental Regulations
Neptune Township, which includes Ocean Grove, permits short-term rentals but regulates them under Chapter 12 of its property maintenance code, as amended by Ordinance 22-39. Any rental of less than 365 days counts as a short-term rental and requires a Short-Term Rental Permit before the property can be advertised on any platform, including Airbnb, Vrbo, MLS, or print listings.
Owners apply to the Fire Marshal’s Office and pay a $500.00 annual fee; permits are valid for one year and are non-transferable to another owner or property. A minimum stay of 2 nights is strictly enforced, so any rental under 2 nights is prohibited. There is no stated maximum nights per year and no owner-occupancy or primary-residence requirement, so non-resident investors may operate.
Exemptions apply to units rented to the same occupant for more than 30 continuous days, licensed bed-and-breakfasts, licensed rooming and boarding houses, and hotels and motels, none of which are treated as short-term rentals under this ordinance.
Operators must collect a municipal occupancy tax of 3.0%, effective since June 1, 2022, on top of New Jersey’s state-level transient accommodation taxes and fees. Enforcement is rated moderate and is handled through Code Enforcement and the Fire Marshal’s Office; advertising without a valid permit is an ordinance violation subject to penalties.
Market Comparison
Neptune’s 59.1% occupancy runs above the national short-term rental median of roughly 55%, about 4.1 percentage points higher, while its $536.27 ADR is roughly 143.8% above a national median ADR of about $220, the largest ADR premium in this batch by a wide margin. This combination reflects Ocean Grove and the Jersey Shore’s position as a premium, historically distinctive beach destination commanding rates well above typical national short-term rental pricing.
Across the wider Jersey Shore market that includes Neptune and Ocean Grove, a mix of real estate brokerages and vacation rental specialists lead. Berkshire Hathaway HomeServices Zack Shore, REALTORS holds the top spot with 181 listings (3.1% of the region’s 5,750 tracked listings) and 277 reviews at a 4.48 average rating. Shore Points Vacations is second with 89 listings (1.5% share) and 258 reviews at 4.55. Mary Allen Realty ranks third with 86 listings (1.5% share) and 404 reviews at 4.69. Together, the top three managers control only about 6.2% of tracked listings across this regional market, indicating a highly fragmented Jersey Shore market with limited professional-management consolidation.
Frequently Asked Questions About Neptune, New Jersey
What is the average Airbnb occupancy rate in the Neptune, NJ area (Ocean Grove)?
What is the average nightly rate for a vacation rental in Ocean Grove / Neptune, NJ?
How much does a short-term rental permit cost in Neptune Township?
What is the minimum stay for a short-term rental in Neptune / Ocean Grove?
When is peak season for vacation rentals in Ocean Grove / Neptune?
Who are the top property managers operating in the Neptune / Jersey Shore area?
What lodging tax applies to short-term rentals in Neptune Township?
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