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The BEST Real Estate listings near Cape May NJ

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Business for Sale - Real Estate 

PROPERTY TRANSFER RECORDS <br> <br>presented PROPERTY TRANSFER RECORDS presented by (610) 842-4780 Bryan R. Cogliano, CFP 1031 Tax-Free Exchange revxwealth.com Property Transfers Recorded in County Clerk s Office between 5/26/25-6/1/25 Seller Avalon 2159 Sixth Ave LLC Roff Barbara Atty Werner A Paul Buyer Property Guenthner Mary Elizabeth Akers Christopher Dinello Nicole Lynn 597 22nd St 356 20th St Un B 7888 Dune Dr Cape May Elek James J Hickey Richard F Exr Ricci Robert Grace William Jason 125 Rosemans Ln 1231.5 Lafayette St Reaqr Lower Township L&M Crest Dev LLC Fortebuono Nicholas Knight Christine Palmer Brian N Hammerstone Ian Andreas Exr Sharifian Pourang Haggerty Maureen G Somers Elizabeth M Est Snyder Walter D III Emsig Realty Co L P Dallara Dawn M Mc Cabe George C Howard Mark Cape May County Sheriff Price Total: Median: $2,175,000 $1,100,000 $587,000 $3,862,000 $1,100,000 Total: Median: $2,250,000 $895,000 $3,145,000 $1,572,500 Peifer Robert K Shultz Matthew Keller Daniel C De Moulpied Cole Thomas Kay Eric A Gamble Joshua Baiocchi Ashley C Pr Properties And Design LLC Flocco Linda C Fulling Mill Realty LLC Gariano Patricia Berson David Cramer Jenell C Abbott Assets Middle Township Nvr Inc Nvr Inc Hanson Steven 2G Cape May LLC Cresse Barbara Shl Dev LLC Shl Dev LLC Shl Dev LLC Shl Dev LLC Shl Dev LLC Shl Dev LLC Marinello Leanna R Brown Ethel Est Matraszek John S 137 Austin Ave 9901 Seapointe Blvd 223 Village Rd 1 Widgeon Way 10 W Atlantic Ave 3 Carriage Ln 404 Croydon Dr 248 W Atlantic Ave 2 Maryland Ave 301, 303, and 305 Fulling Mill Rd 3311 Bayshore Rd 3311 Bayshore Rd Un C7 303 E Wilde Ave 43 E Weber Ave Total: Median: $1,055,000 $800,000 $585,000 $570,000 $553,000 $450,000 $428,000 $425,000 $324,900 $300,000 $285,000 $260,000 $239,000 $176,000 $6,450,900 $426,500 Collier John Charles Wilson Joseph E Jr Doyle Elizabeth D R Horton Inc - New Jersey Trombetta Joseph Nvr Inc Nvr Inc Nvr Inc Nvr Inc Nvr Inc Nvr Inc Weadock Lucinda A Jflf Company LLC Lewis Douglas G 115 Muirhead Ln 102 Muirhead Ln 2 S 15th St 10,12, 14 Scotty Blvd Lot 252, Block 163.1 501 Turnstone Pl 503 Turnstone Pl 505 Turnstone Pl 507 Turnstone Pl 509 Turnstone Pl 511 Turnstone Pl 256 W Shellbay Ave 467 Shunpike Rd 43 Rte 47 North North Wildwood Arcr Properties LLC Moliatu Shawn P Johnson Michael Celebre Kathleen $913,570 $873,480 $540,000 $501,000 $300,000 $158,650 $158,650 $158,650 $158,650 $158,650 $158,650 $100,000 $45,000 $37,500 $4,262,450 $158,650 Dupont Danielle Covely Stephen J Jr Jones Jason W Banta Jennifer 108 E 16th Ave 440 E 21st Ave 1607 Delaware Ave Un B 1309 Ocean Ave Un 26/126 Ocean City Fuschillo David H Lawrence I Cohen Corp Myers Christopher Daley James Setley David M Planer John Zajick Donald C Sr Sirianni Joseph A Burdette Louise J Est Gatesman Prestige Home Dev LLC De Leon Jeffrey A Bialek David A Pisani Edmond J Cheeseman Keith Haluska Rowena D Pricoli William A Sirianni Thomas P Sherman Avenue Properties 2904- 06 Wesley Ave 160 Pinnacle Rd 1616 18 Asbury Ave 2nd Fl 48-50 Central Ave 2568 West Ave Un 1 1125 West Ave Un C 1500 Boardwalk 3213 Bay Ave 423 Bay Ave Sea Isle City Johnson Bran S Trust 147 87th LLC Mikutis Albert P Jr Wood David Urias Price David A Calabro Robert 9 55th St Un S 8609 Landis Ave 4114 Central Ave Stone Harbor Pfeiffer David Dandra LLC 10624 Corinthian Pl Upper Township Henry Susan A Tomlin William Thomas Tymon Jennifer Mason Joani Lynn 2011 Cedar Ln 151 Reading Ave West Cape May R P Burke Builders Inc Thomas Brandon 138 E Young Ave LLC Norton Joseph R Welch Joanna Roufa Reeves Dante Ramon 297 Fifth Ave 110 Pacific Ave 138 E Youngs Ave Wildwood Gart Thomas M Wc Shore Works LLC Hunt Earle R M Trust Holden Blake William Schindler Thomas Wave Enterprises LLC 242 East Bennett Ave 131 E Cresse Ave Un 1 136 W Garfield Ave Wildwood Crest Beau Rivage LLC Papa Gregory W Cunanan Manuel S Moss Austin K 9103 Atlantic Ave 404 E Denver Ave Woodbine Gomez Jose 711 4th Street LLC 534 Adams Ave Total: Median: Total: Median: $1,400,000 $870,000 $725,000 $430,000 $3,425,000 $797,500 $5,750,000 $3,485,000 $999,999 $865,000 $795,000 $760,000 $575,000 $570,000 $470,000 Total: $14,269,999 Median: $795,000 Total: Median: $1,395,000 $925,000 $485,000 $2,805,000 $925,000 Total: Median: $5,195,000 $5,195,000 $5,195,000 Total: Median: $700,000 $305,000 $1,005,000 $502,500 Total: Median: $2,125,000 $1,200,000 $377,500 $3,702,500 $1,200,000 Total: Median: $425,000 $330,000 $230,000 $985,000 $330,000 Total: Median: $409,900 $289,000 $698,900 $349,450 $85,000 Total: $85,000 Median: $85,000 Total for Cape May County: $49,891,749 Median for Cape May County: $501,000 Compilation 2025 Seawave Corporation Data Source: http://clerk.capemaycountynj.gov/landrecords
 

Business Opportunity - Real Estate 

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Commercial 

Condo Insights <br> <br>#64 Condo Insights #64 Understanding the Capital Reserve Study Part 3 Reserve Studies are prepared with three different levels of service: full service, update with site visit and update without a site visit. Specifying the level of service allows for easy comparison between different reserve studies and ensures that the association understands the scope of the work performed. Knowing the level of service helps the association understand the methodology used in the study, which is crucial for interpreting the findings and making informed decisions. Different levels of service come with different costs. Clearly stating the level of service helps the association understand the budget implications of the reserve study. Level I is a Full Reserve Study. It includes both a physical and financial analysis with an engineer s site visit. The component inventory list and current component condition assessments with useful life and valuation estimates are determined from a visual on-site inspection. This information is used to conduct the financial analysis which includes the current fund status and recommended funding plan. A Full Reserve Study is recommended if the association has never had a reserve study, if a substantial time has lapsed since the last study or if there are concerns about the accuracy of component inventory, quantities or measurements. Level II is an update to the previous reserve study and includes an engineer s site visit. The report updates both the physical analysis and financial analysis of an existing report. A site inspection is conducted to verify and/or make adjustments to the existing component asset list, condition assessments, useful life and component valuation estimates. The financial analysis is updated, including the current fund status and recommended funding plan. A Level II Reserve Study is recommended after major projects and as required by state law. Level III updates the financial analysis only, with no site visit. The current fund status and funding plan is updated, using information gathered from board members, vendors, the association manager and information contained within a prior reserve study. A Level III report is recommended to review, adjust and verify that the existing funding plan is accurate and suitable for current economic conditions. How should the board approach a reserve study. First step is to identify firms experienced in preparation of reserve studies. Engineering firms that specialize in reserve studies and those that specialize in forensic analyses serve distinct purposes. Reserve Specialists have a thorough understanding of how buildings age and deteriorate and are qualified to determine if an issue is normal or abnormal based on their observations. Forensic engineering firms specialize in invasive or destructive analyses to determine the exact cause of a specific issue and the appropriate remedial action. Look for a reserve study company with multi-disciplined engineers who have industry accreditation (CAI s Reserve Specialist Designation and/or APRA s Professional Reserve Analyst designation). Ask to see samples of their work. A detailed report that utilizes tables, graphs, pictures, diagrams, spreadsheets and explanatory graphics make the report easy to understand. These items are important pieces of a reserve study and should not be considered as extras. If possible, have the engineering firm commit to a timeline or schedule that includes site visit and delivery of the first draft. It should be obvious but confirm the report will be in compliance with requirements in the Structural Integrity Act. The engineering firm will request information about the association, to identify common elements, and to have clear understanding of the scope of association responsibilities for operation, maintenance, repair and replacement. Associations should provide the engineering firm with the Master Deed, building plans, the most recent capital reserve study (if one exists), a schedule of recent replacements including date, type and cost of any major repairs or replacements that have been performed on the common elements since original construction, the projected balance in the reserve fund at the start of the study period, the amount of the current annual reserve contribution and the association s current maintenance schedule and/or maintenance budget. Condo board members should expect a comprehensive report that clearly explains the condition of their community association s common elements and a funding plan to pay for future replacements. Jim Yost owns Elite Management and Advisory Services, LLC and is co-owner / Managing Partner for Ocean Property Management Corporation, based in Wildwood. The firms provide management and advisory services to numerous community, condominium and homeowner associations in southern New Jersey. He can be reached at yostopmc@comcast.net. Karim Kaspar, Esq. is Senior Counsel with Lowenstein Sandler LLP. He serves as general counsel to numerous community and condominium associations throughout New Jersey. He specializes in complex commercial litigation and real estate matters and has been active and instrumental in the firm s pro-bono activities. He can be reached at kkaspar@lowenstein.com. The entire Condo Insights series of articles is available online at www.oceanpropertymgmt.com.
 
Condo Insights <br>#63 Condo Insights #63 Understanding the Capital Reserve Study Part 2 TheCommunityAssociationInstitute ( CAI ) is the trade organization for community, condominium, and homeowner s associations. According to CAI, a capital reserve study should include the following: a summary of the association s number of units, physical description of the property, reserve fund financial condition; a projection of reserve starting balance, recommended reserve contributions, projected reserve expenses, and projected ending reserve fund balance for a minimum of 30 years; a listing of the component inventory, component quantity or identifying descriptions, useful life, remaining useful life and current replacement cost; a description of methods and objectives utilized in computing the Fund Status and development of the Funding Plan, source(s) utilized to obtain component repair or replacement cost estimates; a description of the level of service by which the reserve study was prepared and the fiscal year for which the reserve study is prepared. A physical description of the common areas and infrastructure (e.g., roofs, siding, landscaping, common buildings) is essential for identifying areas of association responsibility, potential areas of concern and estimating future repair and replacement costs. This allows the reserve study to accurately assess the condition of the assets, identify potential problems, and develop a realistic plan for addressing them. A reserve study includes a schedule of associationassetsincludingacomponent inventory, quantity, estimated useful life, estimated remaining useful life, and replacement cost to provide a structured, comprehensive, and easily understandable overview of the association s capital assets and future needs. Atableallowsforeasycomparison and identification of different components, their current condition, and their estimated future needs. The tabular format facilitates long term analysis of the association s reserve fund status, funding needs, and the timing of potential replacements. A clear and transparent overview of the association s assets and responsibilities promotes accountability and informed decision-making. By identifying the useful life and remaining useful life of components, the reserve study can help the association anticipate future costs and plan for necessary repairs or replacements. The tabular format allows the association to determine the current replacement costs, which is essential for developing a sustainable funding plan for the reserve fund. In many states, reserve studies are legally required to provide this level of detail to association members and prospective purchasers. The reserve fund is the savings account for the association, used to cover repairs and replacements for association assets. A reserve study must analyze the current balance in the reserve fund, future contributions, and projected expenses to determine if the fund is adequately funded and to develop a sustainable funding plan. An adequately funded reserve fund allows the association to cover unexpected expenses without resorting to special assessments. Regular maintenance and timely repairs, funded by the reserve fund, help maintain property values and prevent costly deferred maintenance. The reserve study provides the board with the data needed to make informed decisions about budgeting, maintenance, and capital projects. A reserve study includes projections of the starting balance, recommended contributions, expenses, and ending balance to help associations plan for future major repairs and replacements, ensuring adequate funding and minimizing the need for unexpected special assessments. A starting fund balance establishes the current financial status of the reserve fund, serving as the baseline for projections. The study estimates timing and future costs for major repairs and replacements of common area components, such as roofs, paving, and other infrastructure. The study analyzes the association s financial needs and recommends the necessary annual contributions to the reserve fund to ensure the association is adequately funded for future expenses. The CRS includes a projected annual ending reserve fund balance which allows the association to monitor its financial health and make adjustments as needed. Reserve studies are designed to help associations plan for future expenses, so specifying the fiscal year for which the study is prepared ensures that the recommendations are relevant to the association s budgeting cycle. Reserve studies are often used as a long-term financial planning tool, and specifying the fiscal year helps the association track progress towards their reserve funding goals. Some jurisdictions or lenders may require reserve studies to be prepared for a specific fiscal year, so specifying the fiscal year ensures compliance with any applicable requirements. Reserve studies help associations plan for the long-term maintenance and replacement of common area components, ensuring the property remains well-maintained and valuable. By setting aside funds in advance, associations can avoid unexpected financial shocks when major repairs or replacements are needed, minimizing the need for special assessments. Proper reserve planning helps protect the longterm value of the property by ensuring that major repairs and replacements are addressed in a timely and sustainable manner. Governing boards have a fiduciary duty to manage association funds and property, and a reserve study helps them fulfill this duty by providing a clear understanding of the association s financial condition and future needs. Jim Yost owns Elite Management and Advisory Services, LLC and is coowner / Managing Partner for Ocean Property Management Corporation, based in Wildwood. The firms provide management and advisory services to numerous community, condominium and homeowner associations in southern New Jersey. He can be reached at yostopmc@comcast.net. Karim Kaspar, Esq. is Senior Counsel with Lowenstein Sandler LLP. He serves as general counsel to numerous community and condominium associations throughout New Jersey. He specializes in complex commercial litigation and real estate matters and has been active and instrumental in the firm s pro-bono activities. He can be reached at kkaspar@lowenstein.com. The entire Condo Insights series of articles is available online at w w w. o c e a n p r o p e r t y m g m t . c o m
 

Rooms For Rent 

WILDWOOD 1 BR apts., Effs & single rooms avail. Newly renovated rooms. Rates starting at $275 per week & up. We have 6 locations all close to transportation & the beach. Manager on duty 24 hours. If interested call Bill, 267-597-8566 or 908-601-7423. Summer Rentals Available open year round.
 

Year Round Rental 

C <br> <br>The <br> <br>HANNEL C The HANNEL S Apartments Professionally Managed 1 BEDROOM $1,30000 2 BEDROOM 1,50000 $ Air Conditioning Now epting Swimming Pool SmAalcc l Pets Laundry Facilities Heat/Hot Water Included (609) 884-0026 3910 Bayshore Rd., N. Cape May Located near the Cape May Lewes Ferry www.channelsapartments.com
 

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Insights Coming Soon! Join financial and real estate experts-with over 50 years of combined experience-for their exclusive insights! Enjoy wine, refreshments, and conversation in Avalon, NJ. Thursday, June 26 | 5-7 PM Complimentary, RSVP required. Scan the QR code to reserve your spot! www.seelausfinancial.com/events
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WILDWOOD 1 BR apts., Effs & single rooms avail. Newly renovated rooms. Rates starting at $275 per week & up. We have 6 locations all close to transportation & the beach. Manager on duty 24 hours. If interested call Bill, 267-597-8566 or 908-601-7423. Summer Rentals Available open year round.
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Real Estate
Insights Coming Soon! Join financial and real estate experts-with over 50 years of combined experience-for their exclusive insights! Enjoy wine, refreshments, and conversation in Avalon, NJ. Thursday, June 26 | 5-7 PM Complimentary, RSVP required. Scan the QR code to reserve your spot! www.seelausfinancial.com/events
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WILDWOOD 1 BR apts., Effs & single rooms avail. Newly renovated rooms. Rates starting at $275 per week & up. We have 6 locations all close to transportation & the beach. Manager on duty 24 hours. If interested call Bill, 267-597-8566 or 908-601-7423. Summer Rentals Available open year round.
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Insights Coming Soon! Join financial and real estate experts-with over 50 years of combined experience-for their exclusive insights! Enjoy wine, refreshments, and conversation in Avalon, NJ. Thursday, June 26 | 5-7 PM Complimentary, RSVP required. Scan the QR code to reserve your spot! www.seelausfinancial.com/events
Real Estate
Real Estate
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WILDWOOD 1 BR apts., Effs & single rooms avail. Newly renovated rooms. Rates starting at $275 per week & up. We have 6 locations all close to transportation & the beach. Manager on duty 24 hours. If interested call Bill, 267-597-8566 or 908-601-7423. Summer Rentals Available open year round.
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