Unit 1 · 3 Bed · 2 Bath · 1,142 sq ft · Steps to the beach & boardwalk
At 3.98 months of inventory the Ocean City condo market favors sellers, and homes are closing near 98% of list. A correctly priced condo sells fast and near ask. An overpriced one sits and chases the market down.
Source: RPR / SJSR MLS, Ocean City 08226 condo, townhouse & apartment, July 2026. Not an appraisal.
These are the eight properties I'm weighing. The number matters, but so does the story behind it: parking, baths, size, and distance to the beach. Every address links to its live listing so you can pull the photos and judge for yourself.
Start with location. Your unit sits on a beach block and it's the closest of this group to the sand. One honest caveat: you don't have a clean path to the beach, you walk around Wonderland to get there. Net, location is still a strength here, just not a beach-to-door story.
The spread is about condition, parking, baths, and distance to the beach. Where your condo lands inside it is the pricing conversation, laid out next.
| Address | Status | Bed / Bath | Sq Ft | List | Sold | DOM |
|---|---|---|---|---|---|---|
| 857 Pelham Pl #1 (Subject) | Pre-listing | 3 / 2 | 1,142 | TBD | — | — |
| 848 Park Pl, #2 | Pending | 3 / 2 | — | list $849,900 | $849,900 | 39 |
| 809 1st St | Sold | 3 / 2 | 922 | $865,000 | $850,000 | 149 |
| 405 Atlantic Ave, #1 | Sold | 3 / 2 | — | $975,000 | $962,500 | 7 |
| 323 Ocean Ave, #1 | Sold | 3 / 1 | 1,027 | $799,000 | $800,000 | 8 |
| 2 Ocean Rd, #B | Sold | 3 / 1.5 | 1,353 | $729,000 | $720,900 | 26 |
| 816 Saint James Pl, #1 | Sold | 3 / 1.5 | ~690 | $824,900 | $799,000 | 34 |
| 840 E 6th St, #2 | Sold | 3 / 3 | 1,429 | $1,050,000 | $1,025,000 | 157 |
| 814 E 7th St, #1 | Active | 3 / 2 | — | $949,900 | — | 60 |
Source: SJSR MLS via RPR, as of August 12, 2026. Subject: 857 Pelham Pl #1, 3 bd / 2 ba, 1,142 sq ft, 1925, shared tandem driveway parking. List prices approximate. Not an appraisal.
The one factor we'll talk through. Your parking is a shared tandem driveway. That's better than the comps with no parking at all, and not as strong as the ones with two dedicated spots or a garage. It's a real value lever, and it's exactly the kind of detail I'll position correctly for buyers.
The closed comps run from $720,900 to $1,025,000. That spread is parking, baths, size, condition, and distance to the beach. Set the reach comps aside and the rest point to a clear band for a beach-block, 3-bed, 2-bath condo like yours.
Where you land in this band depends on how buyers value the shared driveway, the condition and rental setup, and the walk-around to the beach. This is deliberately a range, not a single number. We set the exact list price together, in person, off the competition that's live the week we go to market.
Comps set value. Competition sets the asking price. Comps are sold data, what homes actually closed for, and that's what your condo is worth. The asking price also has to account for what a buyer can choose from the week you list. Right now that pool is thin. There's little to no North End 3-bedroom under $1M within two blocks of the beach. The one unit out there is 814 E 7th, larger and with a garage, overpriced at $949,900 and sitting. That works in your favor. It can also change in a month, either a few directly competing listings show up or none do, and that shifts the play. It's exactly why I don't lock your number until right before we go to market.
The asymmetry that matters. You almost can't ask too low here. Price a touch under and the market bids it up like an auction. Price too high and by the time you're allowed to correct it, the listing's stale and you sell for less than if you'd started right. The risk only runs one way, which is why we price into the market, not above it.
Comp-derived range, not an appraisal or a guarantee of sale price. Final pricing set in person.
This isn't opinion. I pulled every sold home across Cape May and Atlantic County over the last two years, almost 12,700 sales, to see what overpricing actually costs.
Average discount off the original asking price, by how long a home sat before it sold.
Homes that sold in the first ten days closed at full asking, on average. The ones that sat past 90 days closed almost 8% under. The fast sellers didn't get lucky, they got priced right. That's the whole case for pricing your condo to the market, not above it.
Based on 12,718 closed sales across Cape May and Atlantic County, trailing 24 months. Median sold vs. original list price. Full analysis.
Buyers will pull these up, so you should see them first. Six sites, six different answers, spread across more than $200,000 for the same condo. Here's the important part.
These are automated guesses generated by software from public records. Not one of them has walked your unit, seen your renovations, factored your rental income, or knows the North End block by block. They are Not an indication of market value.
| Source | Estimate range | Their number |
|---|---|---|
| Zillow Zestimate | $820K – $981K | $891,600 |
| HouseCanary | $846.9K – $1.04M | $941,000 |
| NJPR | $791K – $942K | $866,605 |
| Redfin Estimate | $804K – $973K | $845,839 |
| ATTOM | $735.7K – $848.7K | $792,209 |
| RPR Automated Value | $513K – $953K | $733,000 |
Your real value doesn't come from an algorithm. It comes from the comps, the live market, and how your specific condo is positioned and marketed. The online numbers are a starting conversation, not the answer.
Estimates captured August 12, 2026 from each provider's public site. Automated valuations only, not appraisals and not an indication of market value.
Top dollar is a function of exposure. More buyers means more showings, more showings means more offers, and competing offers push the price up while days on market stay low. The plan puts your listing in front of every qualified buyer the day it goes live.
Real examples from my listings. Your condo gets the same cinematic video, plus a 24/7 Matterport 3D tour buyers can walk from anywhere. Click to play, or drag right inside the 3D tour.
Most sellers' biggest complaint about their last agent is silence. That doesn't happen with me. The updates are built into the system, so you're never guessing what's going on with your sale.
Every Tuesday, a full report from me. One place, every week: all market activity, showing feedback, how the listing is performing on each website, and any local market changes that affect your sale. You'll always have the full picture before you have to ask for it.
I sell real estate full time on the South Jersey Shore, and I've worked this market and only this market since 2012. Most of what I do is second homes, vacation condos, and investment rentals, the exact profile of 857 Pelham. My approach is analytical and systems-driven. I price off the data, I market with technology most agents in this town don't use, and you'll get straight answers, not a sales pitch.
