Charming downtown, picturesque harbor and scenic hillside homes
By Kelly Zaccaro | Heritage House Sotheby's International Realty
Real estate market data updated October 2026
Atlantic Highlands is a small coastal borough in northern Monmouth County, situated along Sandy Hook Bay. Known for its charming downtown, municipal harbor, wooded hillside neighborhoods and direct ferry service to Manhattan, the town offers a distinctive combination of small-town living and coastal recreation.
One of Atlantic Highlands' defining features is its geography. The downtown and harbor sit at the base of a dramatic hillside, where homes on elevated streets can enjoy sweeping views of Sandy Hook Bay and the Manhattan skyline. Other residential neighborhoods feature mature trees, established homes and quiet streets.
Atlantic Highlands has a strong sense of community, with locally owned businesses, neighborhood restaurants, seasonal events and convenient access to some of Monmouth County's best parks and outdoor recreation.
Atlantic Highlands offers a variety of homes, from historic Victorians and traditional colonials to Craftsman-style houses, renovated cottages, contemporary residences, newer construction and condominiums.
The downtown neighborhoods feature a mix of older homes, many with front porches and architectural details reflecting the town's history. Higher elevations offer a different setting, with wooded lots, hillside properties and homes designed to take advantage of water views.
Buyers will also find newer homes and extensively renovated properties throughout the borough. Location, condition, lot size, elevation and views can have a substantial impact on value.
Based on MLS-recorded sales for the 12 months ending October 30, 2026, 39 single-family homes sold in Atlantic Highlands, with a median sale price of $886,000 and an average of approximately $1.15 million. Prices ranged from $496,040 to $3.3 million.
During the same period, 11 condominiums sold, with a median sale price of $314,000 and an average of approximately $301,000. Prices ranged from $225,000 to $329,000.
These figures illustrate the broad range of housing available, particularly among single-family homes. The condominium market is smaller, so individual sales can have a greater influence on reported averages and medians.
For buyers considering hillside properties, topography, drainage, retaining walls and access may be important factors. Homes closer to the waterfront should be evaluated for flood exposure and insurance requirements.
For additional perspective on the local market, see my 2026 Third Quarter Monmouth County Market Update.
Atlantic Highlands has one of the most appealing traditional downtown districts in northern Monmouth County. First Avenue is lined with locally owned shops, restaurants, cafés and neighborhood businesses, giving the town a lively atmosphere throughout the year.
The downtown is compact and easy to explore, with a combination of longtime establishments and newer businesses.
Fair Mountain Coffee Roasters is a popular local coffee shop and roaster, offering specialty coffee and a relaxed setting.
Copper Canyon is a longtime downtown favorite known for Southwestern-inspired cuisine, steaks, seafood and an extensive tequila selection.
Other dining options include Atlantic House, Emilio's Kitchen, Kunya Siam Thai Restaurant, Pomodoro Rosso and Julio's Pizza, offering a variety of casual and more refined choices.
For waterfront dining, On the Deck overlooks the Atlantic Highlands Municipal Harbor and offers views of the marina and Sandy Hook Bay.
Carton Brewing is another well-known Atlantic Highlands destination, with a local taproom featuring its craft beers.
The downtown also has specialty shops, boutiques, bakeries and neighborhood services. Residents have convenient access to everyday necessities without needing to travel far from home.
Atlantic Highlands has an active arts community and a variety of entertainment options.
Atlantic Cinemas is a longtime local movie theater on First Avenue, offering an alternative to larger multiplexes.
The Atlantic Highlands Arts Council supports local artists through exhibitions, workshops and community programming.
FilmOneFest is one of the borough's signature cultural events, presenting short films in an outdoor waterfront setting during the summer.
Live music, art events and seasonal celebrations contribute to the town's community atmosphere, particularly during the warmer months.
The Atlantic Highlands Municipal Harbor is one of the borough's most recognizable features and an important part of daily life.
The harbor accommodates recreational boats and provides access to Sandy Hook Bay, Raritan Bay and the Atlantic Ocean. Its location attracts boaters, anglers and residents who enjoy spending time along the waterfront.
The harbor area also includes a waterfront promenade, fishing opportunities and nearby restaurants.
Atlantic Highlands is particularly convenient for boat owners, with marina facilities and access to nearby fishing grounds and cruising destinations.
For residents who enjoy the beach, Sandy Hook is a short drive away, offering miles of ocean and bay beaches, cycling routes, fishing and wildlife observation.
Atlantic Highlands is surrounded by exceptional outdoor recreation, including waterfront trails, wooded parks and some of the most impressive views along the New Jersey coast.
Mount Mitchill Scenic Overlook is located in Atlantic Highlands and is one of the town's most remarkable natural landmarks.
At approximately 266 feet above sea level, it is the highest natural elevation along the Atlantic seaboard south of Maine. The overlook provides expansive views of Sandy Hook, Raritan Bay and the Manhattan skyline.
The site also includes the Monmouth County 9/11 Memorial, honoring county residents who lost their lives in the September 11 attacks.
The Henry Hudson Trail is a popular destination for cycling, running and outdoor recreation.
Sections of the trail pass through Atlantic Highlands and connect with other Bayshore communities, providing a scenic route for exercise and recreation.
Nearby Hartshorne Woods Park offers miles of wooded trails for hiking, trail running and mountain biking.
The park features varied terrain, scenic overlooks and remnants of historic military installations. It's one of the county's most popular outdoor destinations.
Part of the Gateway National Recreation Area, Sandy Hook offers ocean and bay beaches, cycling routes, fishing, birdwatching and historic sites.
Its proximity is one of the benefits of living in Atlantic Highlands, particularly for residents who enjoy spending time outdoors.
Atlantic Highlands is particularly appealing to buyers who want a coastal setting while maintaining access to Manhattan.
Seastreak operates high-speed ferry service from the Atlantic Highlands harbor to Manhattan, with service to destinations including Wall Street and East 35th Street.
Ferry crossings generally take approximately 45 to 60 minutes, depending on the destination and schedule.
The ferry provides an alternative to driving or commuting by train and is an important advantage for residents who work in New York City.
NJ Transit rail service is available from nearby Middletown and other North Jersey Coast Line stations. The Garden State Parkway is also accessible through Middletown.
For commuters, I recommend considering the complete door-to-door travel time, including ferry schedules, parking and the final connection to work.
Atlantic Highlands has an active community calendar, with events that bring residents together throughout the year.
The annual Atlantic Highlands Fireman's Fair is a longstanding local tradition featuring carnival rides, games, food and family entertainment.
FilmOneFest brings outdoor film screenings to the waterfront during the summer.
The town also hosts seasonal celebrations, arts events, farmers markets and downtown activities organized by local businesses and community groups.
The combination of neighborhood events, locally owned shops and an active harbor gives Atlantic Highlands a strong community identity.
For current information, visit the Borough of Atlantic Highlands and the Atlantic Highlands Chamber of Commerce.
Atlantic Highlands is part of the Henry Hudson Regional School District, which serves both Atlantic Highlands and Highlands.
The district was reorganized in July 2024, combining the previously separate school districts into one preschool-through-grade-12 regional district.
Atlantic Highlands students generally attend:
Private and independent school options are also available in nearby Middletown, Rumson, Red Bank and other Monmouth County communities.
Families should confirm school assignments, enrollment requirements and transportation directly with the Henry Hudson Regional School District.
Property taxes in Atlantic Highlands are determined by assessed value and applicable municipal, county and school tax rates.
Because the borough includes both waterfront and hillside neighborhoods, property characteristics vary significantly.
Buyers considering lower-elevation homes should review flood zone designations, elevation certificates and potential insurance requirements.
For hillside properties, drainage, grading, retaining walls and driveway access may require closer evaluation. Properties with significant elevation changes can offer exceptional views but may also involve additional maintenance considerations.
Historic homes and older properties should be evaluated for the condition of major systems, past renovations and any applicable permitting requirements.
Atlantic Highlands offers a combination of coastal recreation, an established downtown and convenient access to New York City. However, the borough's varied geography and housing stock make individual property evaluation particularly important.
Hillside versus downtown locations: Homes at higher elevations may offer water views, wooded settings and greater privacy. Downtown properties provide convenient access to shops, restaurants and the harbor.
Water views: Views can have a significant influence on property values. Buyers should consider the orientation of the home, surrounding properties and whether views may be affected by future development.
Older homes and renovations: Atlantic Highlands has many historic and older residences. The quality of renovations, maintenance history and condition of major systems are important considerations.
Ferry access: Direct ferry service is a major benefit for Manhattan commuters. Buyers should consider travel time to the terminal, parking and schedules.
Flood exposure and drainage: Waterfront and hillside properties present different considerations. Flood zones, drainage and site conditions should be evaluated individually.
Condominium ownership: Association fees, reserves, maintenance obligations and rental restrictions vary by development.
Atlantic Highlands appeals to buyers who appreciate a traditional downtown, access to the water and outdoor recreation, and the convenience of commuting to New York City. Whether you're considering a historic home near First Avenue, a hillside property with expansive views or a condominium, understanding the local market and individual property characteristics is essential.
For information about nearby communities, see my Highlands neighborhood guide, Middletown neighborhood guide, Rumson neighborhood guide and Red Bank neighborhood guide.
What types of homes are available in Atlantic Highlands?
Atlantic Highlands offers historic Victorians, traditional colonials, Craftsman-style homes, renovated cottages, newer construction, custom hillside residences and condominiums. Prices vary depending on location, condition, lot size and water views.
Is Atlantic Highlands convenient for commuting to New York City?
Yes. Seastreak operates ferry service from the Atlantic Highlands harbor to Manhattan. Crossing times generally range from approximately 45 to 60 minutes, depending on the destination and schedule.
Does Atlantic Highlands have ocean beaches?
Atlantic Highlands is located along Sandy Hook Bay rather than directly on the Atlantic Ocean. The ocean beaches of Sandy Hook are a short drive away.
What is the difference between Atlantic Highlands and Highlands?
Atlantic Highlands has a traditional downtown centered around First Avenue, a municipal harbor and residential neighborhoods extending into the surrounding hills. Highlands has a more concentrated waterfront restaurant and marina scene near Sandy Hook, along with hillside homes offering expansive views. Both towns offer ferry service to Manhattan.
What schools serve Atlantic Highlands?
Atlantic Highlands Elementary School serves preschool through sixth grade, and Henry Hudson Regional School serves grades seven through twelve. Both are part of the Henry Hudson Regional School District.
Are there homes with water views in Atlantic Highlands?
Yes. The borough's elevated hillside neighborhoods include properties with views of Sandy Hook Bay, Raritan Bay and the Manhattan skyline. Views vary considerably by location, elevation and surrounding development.
Are all Atlantic Highlands homes in a flood zone?
No. Flood exposure varies throughout the borough, particularly because of the significant differences in elevation. Buyers should verify the flood designation and insurance requirements for the specific property.
Kelly Zaccaro has spent 27 years as a top-producing agent in Monmouth County, NJ. She's been the #1 agent at Heritage House Sotheby's International Realty's Rumson office for seven straight years, 2019 through 2025, & a three-time Company Top Producer, most recently in 2025.
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