Living in Margate City, NJ: A Complete Guide for Buyers and Sellers

The Short Answer

Margate City is a beach town on the southern end of Absecon Island in Atlantic County, New Jersey, sitting between Ventnor City to the north and Longport to the south. It is the home of Lucy the Elephant, the world's largest elephant-shaped building and a National Historic Landmark since 1976, and it has no boardwalk: beachgoers cross paths over the dunes to the sand, and voters rejected a boardwalk proposal by more than two to one in November 2020. For buyers, Margate means high-end shore living with flood zones, elevation rules, and flood insurance in nearly every transaction, plus colder-than-mainland property assessments that reset after a sale. For sellers, it means a mandatory certificate of occupancy, an accurate flood disclosure, and a market that rewards presentation and correct pricing.

This guide is written for buyers and sellers looking at Margate, including second-home buyers, relocating buyers, downsizers, investors, and owners of oceanfront, bayfront, and condominium properties on the island. It covers how to get there, the beaches, schools, flood rules, the housing market, property taxes, and what to expect when buying or selling in Margate, one of the most expensive markets in Atlantic County.

• Margate City is about 1.6 square miles on the south end of Absecon Island, roughly eight blocks from the ocean to the bay, with the Atlantic Ocean on one side and the back-bay system, Beach Thorofare and Great Egg Harbor Bay, on the other.
• The community was incorporated as the Borough of South Atlantic City in 1885, reincorporated as a city in 1897, and renamed Margate City in 1909 after Margate, Kent, England.
• The July 2026 Realtors Property Resource profile in the Margate area guide estimates about 5,000 residents, a median age of 58, and 90% owner-occupied housing, with a median estimated home value around $1.11 million and a median list price around $1.6 million.
• The Margate City School District operates two public schools, William H. Ross III School (PreK-4) and Eugene A. Tighe Middle School (5-8). Grades 9-12 attend Atlantic City High School under a sending and receiving arrangement shared with Brigantine, Longport, and Ventnor.
• The entire city lies within FEMA Special Flood Hazard Areas, with VE coastal high-hazard zones on the ocean side and AE zones toward the bay. Margate's Community Rating System Class 5 rating earns flood insurance policyholders a 25% premium discount inside the floodplain.
• Beach badges are required in summer: $10 preseason for ages 12 and up (seniors 65 and older $3.50), rising to $20 for all badges from June 1, with free seasonal tags for veterans and active military.

Where Is Margate, and How Do You Get There?

Margate City sits on Absecon Island, the barrier island that also holds Atlantic City and Ventnor to the north and Longport to the south. The Atlantic Ocean is on the island's east side, and the bayfront faces the back-bay system known as Beach Thorofare and Great Egg Harbor Bay, which separates the island from the mainland towns of Egg Harbor Township and Somers Point. The island is only about eight blocks wide here, so the same mile of city has both oceanfront and bayfront properties, with Atlantic Avenue running along the ocean side.

By car, most people reach Margate by driving south along Absecon Island from Atlantic City through Ventnor, where Ventnor Avenue continues into Margate's commercial streets, or by crossing the back bay from Somers Point over the Route 152 bridge, which lands on the island at the Margate-Longport line. The Garden State Parkway and the Atlantic City Expressway feed the island corridor, and Atlantic City's casinos, medical offices, and airport are roughly 15 minutes away. NJ Transit bus routes 504 and 505 run between Atlantic City and Margate, with the 505 continuing to Longport, so it is possible to live on the island without a car for daily needs. Philadelphia is about 90 minutes to two hours away and New York about two and a half hours in reasonable traffic.

A Short History of Margate City

Margate's story starts as a real estate promotion. The community was first incorporated as the Borough of South Atlantic City on September 7, 1885, reincorporated as a city on April 23, 1897, and renamed Margate City on April 20, 1909, after Margate, Kent, England. In 1881, Philadelphia investor James V. Lafferty, who held a U.S. patent for animal-shaped buildings, built Lucy the Elephant on his land as a publicity stunt to attract buyers to his shore lots, originally calling her the Elephant Bazaar. She stands about 65 feet tall, weighs roughly 90 tons, and is made of about one million pieces of wood covered in tin, which makes her the oldest surviving roadside attraction in the United States.

Lucy's survival is part of the town's identity. The Save Lucy Committee bought her in 1970 when she faced demolition, moved her across Atlantic Avenue to Josephine Harron Park at 9200 Atlantic Avenue, and reopened her for tours in 1974. She became a National Historic Landmark in 1976, and a major exterior renovation was completed in December 2022. Today the city of about 5,000 is the quiet, residential high end of Absecon Island: no boardwalk, no casinos, no high-rises, lots of established homeowners, and a housing stock that mixes century-old shore cottages with newer, larger homes. In the November 2020 election, Margate voters rejected a non-binding referendum to study building a beachfront boardwalk by a margin of more than two to one, which tells you what the town thinks of its own character.

Beaches, Lucy, and Outdoor Life

Margate's beaches are guarded from Memorial Day through Labor Day, and the city extends guarded service past Labor Day when staffing and weather allow. There is no boardwalk; the beach is reached across paths over the dunes, which keeps the shoreline quiet. Beach badges are required for everyone 12 and older. Preseason rates run $10 for a regular badge and $3.50 for seniors 65 and older before May 31, and all badges are $20 from June 1, with free seasonal tags for veterans and active military. Digital badges are available through the MyBeach mobile app, and several beach access points are handicap-accessible with surf chairs and beach mats. The Beach Patrol headquarters can be reached at (609) 822-2370 for the day's guarded-beach lineup, and swimmers should never enter the water at an unguarded beach.

Lucy the Elephant is the town's landmark and its biggest tourist draw: guided tours climb inside the six-story elephant at 9200 Atlantic Avenue in Josephine Harron Park, one block from the beach. The boat ramp and kayak launch area near the Longport border give residents access to the back bay, and the bayfront streets are popular for paddleboarding and kayaking in the calm water of the thorofare. For a longer nature excursion, the Edwin B. Forsythe National Wildlife Refuge and its Brigantine Division are a short drive north of the island, and the Ocean City-Longport Bridge connects Margate to Ocean City's dining and shopping within about 15 minutes. I cover the island beaches, boat ramp, and surrounding recreation in more detail in the Margate City area guide, and the neighborhoods overview shows how Margate compares with the rest of Atlantic County.

Schools in Margate

Margate runs its own PreK-8 district. William H. Ross III School at 101 North Haverford Avenue serves PreK through grade 4, and Eugene A. Tighe Middle School at 7804 Amherst Avenue serves grades 5 through 8. For grades 9-12, Margate students attend Atlantic City High School through a formal sending and receiving arrangement with the Atlantic City School District, the same arrangement used by Brigantine, Longport, and Ventnor. The Atlantic City Public Schools district lists Margate among its sending districts, so the high school commute for relocating families runs off-island up the island to Atlantic City, and after-school activities happen in Atlantic City rather than in Margate.

Relocating buyers should test that high school commute before committing, and the relocation guide covers how districts, taxes, and daily drive patterns factor into a South Jersey move. Margate's small-district setup is one of the things that makes the town feel like a neighborhood, but the short commute across the island to high school is a real part of the decision for families.

Flood Zones, Elevation, and Flood Insurance

Flood awareness is the single most important due-diligence item on Absecon Island, and Margate is entirely mapped inside FEMA Special Flood Hazard Areas. The ocean side is in VE zones, the coastal high-hazard areas where wave action is part of the flood model, and the back-bay side is in the 1-percent-annual-chance AE zone. Standard homeowners policies exclude flood damage, so separate National Flood Insurance Program coverage is required for most financed properties. New construction and substantial improvements must meet FEMA Base Flood Elevation standards plus New Jersey's Flood Hazard Area Control Act elevation rules, and the state's Resilient Environments and Landscapes (REAL) rules have raised the bar for new coastal buildings.

There is one genuinely good piece of news. Margate participates in the NFIP Community Rating System at Class 5, which earns policyholders a 25% discount on flood insurance premiums inside the Special Flood Hazard Area and 10% outside it. That is a real, recurring saving that many buyers underestimate, and the city maintains elevation certificates and flood information through its CRS program. If a property has a FEMA Elevation Certificate, it is worth more and closes faster, because the certificate pins down the building's elevation and reduces premium uncertainty. Sellers also carry a legal disclosure duty: New Jersey's flood risk notification law (P.L. 2023, c.94, effective July 3, 2023) requires sellers and landlords to disclose known flood risks, including any history of water seepage or pooling on the property. My flood insurance and flood zone guide explains the FEMA zones, NFIP pricing, and New Jersey elevation rules in detail.

The Margate Real Estate Market

Margate is one of the most expensive residential markets in Atlantic County, with a seasonal rhythm that runs from spring through early fall. Per the July 2026 NJAR FastStats data published in Derek's monthly market update, Margate's single-family median sale price was about $1,480,000 in July 2026, with 15 closed sales, a 95.7% sale-to-list ratio, 53 median days on market, and about 4.0 months of supply. Townhouse and condo sales showed a median of about $795,000, and year-to-date the overall median stands near $1,429,000 across 69 sales. The longer days-on-market figure is typical at this price point: buyers at the margin take more time to commit, and condition and presentation decide the outcome.

The Realtors Property Resource profile in the Margate City area guide (accessed July 2026) estimates a median home value around $1.11 million, a median list price around $1.6 million, and a median home age of about 54 years, with 90% of housing units owner-occupied. The housing stock blends original shore cottages and bungalows, mid-century homes, newer single-family construction, and a meaningful number of condominiums along the bay and near the commercial avenues, so pricing depends heavily on which block a property sits on and whether it has ocean, bay, or street exposure. Margate's entry points start well above the Atlantic County mainland, which is exactly why the town draws downsizers, second-home buyers, and relocating buyers who have equity or are coming from higher-cost markets.

Property Taxes in Margate

Margate's property taxes follow the classic New Jersey pattern: assessed values that lag the market. The New Jersey Division of Taxation's 2025 general tax rates put Margate's total rate at $1.787 per $100 of assessed value, with an equalized effective rate of about $0.920. More important for buyers: Margate has not done a recent revaluation. The state's Chapter 123 average ratio sat at 51.50% in the 2025 certification, meaning assessments run at roughly half of true market value.

What that means in practice: the seller's current tax bill is likely modest relative to the sale price, but a recent sale can push the assessment toward market, and a new owner can receive a substantially larger bill than the seller's most recent one. Always ask for the current tax bill and the assessed value, and confirm the revaluation status with the tax assessor before you make an offer. The property tax appeal guide and the Atlantic County appeal guide explain how the appeal process works if a new assessment comes in too high.

What This Means for Buyers

If you are buying in Margate, go in with your eyes on five things: flood zone and elevation, taxes, insurance, rental rules, and seasonal timing.

• Flood zone and elevation. Confirm the FEMA zone for the specific block, ask for the elevation certificate if one exists, and build the flood insurance premium into your monthly cost. An elevated oceanfront home, a bayfront ranch, and a street interior are very different long-term propositions.
• Taxes. Ask for the current tax bill and assessed value, and plan for the possibility that a recent sale resets the assessment. Margate's 51.5% ratio means today's bill is probably not the one you will pay next year.
• Insurance. The CRS Class 5 25% discount is a meaningful saving, but premiums still vary by elevation and proximity to the water. Get a quote on the specific property before you commit.
• Rental rules. Margate allows short-term rentals but with a 7-day minimum stay, a rental license from the Building Department under Chapter 223 of the city code, and a housing-code inspection. If you want the property to produce rental income, read the current rules before you buy.
• Seasonal timing. Oceanfront and bayfront inventory tends to surface in spring and sell by early fall. Year-round buyers often find more negotiating room in the off-season, while summer buyers compete for a smaller pool at the top of the market.

First-time buyers and relocating buyers should also read the buying guide for the full South Jersey purchase process. Condo buyers in particular should see the condo and townhouse guide, since the association financials, flood insurance, and resale rules matter as much as the unit itself.

What This Means for Sellers

Margate requires a certificate of occupancy before a property can be sold, rented, or transferred, issued through the Construction Code Official for a $30 application fee. Unlike a simple smoke detector certification, Margate's inspection covers the condition of the property: exterior trip hazards, handrail requirements, window egress, and the housing standards in the city code, so many sellers schedule the inspection early and fix the small items before they slow a contract. My town-by-town municipal inspection guide puts Margate's rules in context with the rest of Atlantic County.

• Certificate of occupancy. Start the process early. Schedule it with the Building Department well ahead of closing, and fix known items like handrails, trip hazards, and smoke and carbon monoxide detectors before the inspector arrives.
• Elevation certificate and flood disclosure. Have the certificate ready and be accurate on the flood risk disclosure form. Missing or vague disclosure is a deal-breaker risk in a town where everything is in the floodplain.
• Seasonal timing. The strongest buying window runs spring through early fall. Pricing to hit that window beats listing into the slower months for most properties, though the right off-season listing can attract serious remote buyers with less competition.
• Presentation. Many Margate buyers are out-of-area and shop remotely. Professional photography, video, and Matterport 3D tours make a shore property real to someone reviewing it from outside the state, and at the $1 million-and-up price point, presentation is what separates a quick sale from a slow one.

Waterfront and bayfront sellers should also read the waterfront seller's guide, which covers tidelands questions, bulkheads, and the extra documents a water-adjacent property needs at closing.

Local Life: Where People Actually Go

Margate's commercial life runs along Ventnor and Atlantic Avenues, and the locals have strong opinions about the staples. Lucy the Elephant is the landmark, with tours running seasonally from her Josephine Harron Park spot. For breakfast and bakery runs, Gilchrist Downbeach at 9400 Atlantic Avenue is the classic Jersey Shore morning spot, and Margate Dairy Bar at 9510 Ventnor Avenue is the neighborhood institution for burgers, soft serve, and summer lines. Ventura's Greenhouse at 106 South Benson Avenue has been a Margate pillar for generations, Robert's Place at 7807 Atlantic Avenue handles casual pizza and takeout, Sofia at 9314 Amherst Avenue is an upscale Italian choice, and Barrels of Margate at 8409 Ventnor Avenue is where residents gather for drinks and bar food. For weekly grocery shopping, most residents drive the short distance to the mainland supermarkets in Somers Point, Egg Harbor Township, or Atlantic City, and Ocean City's downtown and dining district is roughly 15 minutes across the Ocean City-Longport Bridge.

Key Takeaways

• Margate City is the quiet, residential southern end of Absecon Island in Atlantic County, between Ventnor and Longport, with the Atlantic Ocean on one side and the back bay on the other.
• It is the home of Lucy the Elephant, built in 1881-82, saved in 1970, a National Historic Landmark since 1976, and freshly renovated in December 2022. There is no boardwalk.
• The Margate City School District serves PreK-8 through two schools; grades 9-12 attend Atlantic City High School under a sending and receiving arrangement shared with Brigantine, Longport, and Ventnor.
• The entire city is in a FEMA Special Flood Hazard Area (VE on the ocean side, AE on the bay side); elevation certificates, flood insurance, and accurate flood disclosure shape every transaction, with a 25% CRS premium discount available.
• Homes are top-of-market with a seasonal rhythm: a July 2026 single-family median around $1,480,000 and a year-to-date median near $1,429,000, per NJAR FastStats data in the monthly market update.
• Sellers need a certificate of occupancy issued through the Construction Code Official ($30 fee), a smoke and CO compliant property, and an accurate flood disclosure; buyers should verify elevation, taxes, insurance, and short-term rental rules early.

Why Margate Matters Right Now

As the shore market has settled from its pandemic peak, Margate has become a place where preparation decides the outcome more than almost anywhere else in Atlantic County. The town offers what no mainland community can: oceanfront and bayfront living fifteen minutes from Atlantic City, a genuinely year-round community of about 5,000, and the rare combination of a famous landmark with no boardwalk crowds. But it also demands flood literacy, tax awareness, and a clear-eyed look at insurance, seasonal timing, and rental rules. For a buyer who wants the highest end of shore living, Margate delivers a market the rest of the county cannot match. For a seller, it means a well-presented, flood-compliant, correctly priced home still sells even when days on market edge up. That is exactly where local knowledge earns its keep.

Frequently Asked Questions

Sources and References

• City of Margate, official beach page (beach badges, guarded beaches, handicap accessible beach access)
• Lucy the Elephant, official site (history, tours, renovation)
• Margate City School District (Ross School and Tighe Middle School)
• Atlantic City Board of Education, Our District (Margate among sending districts for Atlantic City High School)
• City of Margate, Community Rating System activities (Class 5, 25% flood insurance discount)
• FEMA, Community Rating System (Class 5 discount structure)
• City of Margate, Chapter 223 Rental Restrictions (rental license, 7-day minimum stay, inspections)
• NJ Transit, Atlantic City local bus routes (504 and 505 to Margate)
• NJ Division of Taxation, 2025 General Tax Rates (Margate City 1.787 general, 0.920 equalized)
• NJ Division of Taxation, Chapter 123 Average Ratios 2025 (Margate City 51.50%)
• WHYY, Margate voters reject a beachfront boardwalk (November 2020)

Market figures reflect the sources and dates noted above: the Realtors Property Resource profile in the Margate City area guide (accessed July 2026) and NJAR FastStats data published in the monthly market update (July 2026), verified in September 2026. Local conditions change, so verify the current tax bill, assessment status, flood information, school arrangement, and rental or inspection rules with the City of Margate and the school district before acting.

Thinking About Buying or Selling in Margate?

Margate rewards local knowledge: flood compliance, elevation certificates, tax history, seasonal timing, and block-by-block character all change what a shore property is worth and how fast it sells. If you are considering a Margate property, or comparing the island with Ventnor, Longport, or other Atlantic County shore towns, I can help you look at the numbers with a free, no-obligation market assessment and a clear plan for your situation. My advice is direct, based on the local market, and never pressured.

Derek Doernbach, REALTOR
Century 21 Action Plus Realty · Your Jersey Shore Team
https://www.derekdoernbach.com/

Contact Derek Doernbach, call (609) 403-3315, or use the booking calendar to schedule a conversation. Neighboring-town buyers can start with the Ventnor guide for comparison, and the Margate City area guide has the full town directory and market data.