West Long Branch, NJ real estate: the numbers, explained.

Home values in West Long Branch

Zillow Home Value Index (all homes, middle tier, smoothed, seasonally adjusted) for the Zillow region “West Long Branch”, September 30 of each year. Source: Zillow Research.

Zillow’s Home Value Index for West Long Branch was $996,768 as of September 30, 2026, up 8.1% from a year earlier and up 48.4% over five years. Over ten years the index rose 136.2%. ZHVI models a typical home value. It isn’t the price of any specific house.

The NJ Division of Taxation’s 2026 Average Residential Statistics show an average residential sale price of $1,123,923 across 26 sales used in that report. Averages can be pulled up or down by a few sales, which is one reason it can differ from Zillow’s index.

The Census Bureau’s survey puts the median value of owner-occupied homes, as estimated by owners, at $684,300 (2020–2024 average), compared with a Monmouth County town median of $666,900.

West Long Branch property taxes

West Long Branch’s 2025 general tax rate was 1.266 per $100 of assessed value, and its effective tax rate was 1.302%, lower than the Monmouth County town median of 1.607% and lower than the statewide municipal median of 2.141%. That ranks it #16 lowest of 52 Monmouth County municipalities by effective rate. The average residential tax bill was $13,061 on an average assessment of $1,031,681 across 2,338 residential properties.

Applied to the typical home value of $996,768, the effective rate implies roughly $12,978 a year ($1,081 a month) in property tax. The Division publishes the effective rate for comparing towns, not for computing a specific bill, so use it as a ballpark.

What it costs to own vs. rent

For a $996,768 home with 20% down ($199,354) and a 30-year fixed loan at 7.18%, Freddie Mac’s national average for the week of November 5, 2026, principal and interest come to about $5,402 a month. With estimated property tax that’s about $6,483, before insurance, any HOA fee and utilities. For comparison, the Census median gross rent in West Long Branch is $1,970.

Run my numbers for West Long BranchRent vs buy here

Who lives in West Long Branch

About 8,586 people live in West Long Branch. 70% of occupied homes are owner-occupied (county town median 72.3%). 72.4% of housing units are single-family detached houses. The median resident age is 29.9, and 45% of adults 25 and older hold a bachelor’s degree or higher. Median household income is $114,271, lower than the county town median of $121,908.

The median home in West Long Branch was built in 1966. Much of the housing predates 1978, so buyers should plan for older-home checks: lead-based paint disclosure, an oil-tank sweep if the house ever had oil heat, knob-and-tube or older electrical, galvanized plumbing, and a sewer-line scope. See the NJ inspection checklist.

Commuting from West Long Branch

Workers in West Long Branch average 23.2 minutes each way (those who don’t work from home), shorter than the Monmouth County town median of 32.0 minutes. 1.7% commute by public transportation, so most commuters drive and 23.7% work from home.

Schools

I don’t republish unofficial school scores. For West Long Branch, start with the New Jersey Department of Education’s School Performance Reports, then confirm the exact school assignment for any address with the district, since some NJ towns send students to regional or neighboring high schools. See how to research NJ schools.

Downtown, food and things to do

The best way to judge West Long Branch’s restaurants, parks and weekend life is in person. Visit on a weeknight and a Saturday morning, check the town recreation calendar and walk the blocks you’d live on. My town scouting checklist shows what to look for.

My take for buyers, sellers and renters

• Buyers: a below-county-median effective tax rate stretches your budget further here than in many Monmouth towns. Compare with the town comparison tool.
• Sellers: values are up 48.4% in five years, so many owners have significant equity. See your number in the seller net sheet.
• Low turnover: about 26 residential sales were in the state’s 2026 report, so good listings can be scarce. Set alerts and be ready to act.

Nearby towns at a similar price