Somers Point, New Jersey 08244 · 2 Bed · 2.5 Bath · Greate Bay golf-course townhome
Getting the top of the market on a renovated 45 Greate Bay rests on three things working together. Price is one of them. On a flip, the other two are what actually convert a renovation into a closed number.
The honest caveat. This ARV reflects today's closed comps and current conditions. The plan lists roughly 6 to 8 weeks out, so it's a near-term read, not a forecast of where the market sits in Q4. I'll re-run the comps against live data before we set the final number.
A 2-bedroom, 2.5-bath, two-story townhome in Greate Bay, tied to Greate Bay Country Club. You take ownership on July 20, 2026, with a full interior renovation targeting an August 2026 launch.
Greate Bay is the established, premier golf-course community in Somers Point, walkable to the Crab Trap and Kennedy Park, and a five-minute drive over the bridge to Ocean City's beaches and boardwalk. That is the story buyers pay for here.
Same community, same floor plan. These sales set the number. Every address links to its live listing so you can pull the photos and judge condition yourself.
RPR's automated model, run on 14 area comps with no stake in the outcome, lands within a thousand dollars of our $535–540K target.
Four closed Greate Bay sales, ordered by condition. The pattern is clean: the more complete the renovation, the higher the price per foot. A full renovation is worth roughly $65 a foot over an original unit here.
| Address | Status | Bed | List | Sold | $/Sqft | DOM | Condition |
|---|---|---|---|---|---|---|---|
| 45 Greate Bay (Subject) | Reno / list Aug '26 | 2 | $550,000 | $535–540K | ~$324 | — | Full renovation |
| 24 Greate Bay | Sold 7/9/25 | 3 | $579,000 | $579,000 | $351 | 54 | Fully renovated |
| 18 Greate Bay | Sold 12/30/25 | 2 | $539,900 | $515,000 | $312 | 62 | Reno kitchen, new HVAC |
| 52 Greate Bay Ct | Sold 3/5/25 | 2 | $495,000 | $490,000 | $297 | 42 | Updated kitchen |
| 84 Greate Bay | Sold 1/17/25 | 2 | $479,000 | $470,000 | $285 | 55 | Well maintained, reno bath |
| 5 Greate Bay | Sold 12/1/25 | 2 | $430,000 | $423,000 | $256 | 109 | Dated, furnished |
| 23 Greate Bay | Active 113d | 2 | $529,900 | — | $321 | 113 | Fully renovated, stalled |
| 16 Greate Bay | Active 53d | 2 | $499,900 | — | $303 | 53 | Original, on 17th fairway |
Source: SJSR MLS & RPR, June 5, 2026. $/sqft based on the ~1,650 sq ft Greate Bay floor plan. 18 Greate Bay included a $6,066 seller concession.
A different product: bayfront and water-view condos from the early 2000s with garages and a community pool. They're in the same town and price band, and they make up the rest of RPR's 14-comp set behind the $535,200 value. They trade at a higher price per foot because the units are smaller (~1,200–1,300 sq ft), which is exactly why Greate Bay's larger golf-course floor plan holds its number on total price.
| Address | Status | Bed | List | Sold | $/Sqft | DOM | Setting |
|---|---|---|---|---|---|---|---|
| 78 Windjammer | Sold 2/23/26 | 3 | $599,999 | $595,000 | $290 | 108 | Bayfront, renovated |
| 61 Dockside | Sold 4/22/25 | 2 | $540,000 | $532,500 | $420 | 27 | Marina, water view |
| 33 Bayside | Sold 7/25/25 | 2 | $540,000 | $523,000 | $435 | 50 | Bayfront, water view |
| 17 Bayside | Sold 8/15/25 | 2 | $539,000 | $515,000 | — | 66 | Bayfront, Sunset Marina |
| 86 Windjammer | Active 51d | 3 | $539,900 | — | $263 | 51 | Bayfront, top floor |
| 35 Bayside | Active 33d | 2 | $549,900 | — | $433 | 33 | Bayfront, corner unit |
| 3 Bayside | Active 142d | 2 | $499,999 | — | $394 | 142 | Bayfront, furnished |
Source: SJSR MLS & RPR, June 5, 2026. Sunset Marina / Bayside condos, ~1,201–2,054 sq ft, built 2003.
$550 list is the top of the market for a 2-bedroom here. The question isn't whether it's aggressive. It's whether it's defensible, and whether the execution backs it. It does, for three reasons.
18 Greate Bay set the 2-bedroom high at $515,000, but it was only partially updated. A complete, top-to-bottom renovation is a different product, and 24 Greate Bay proved buyers pay $579,000 for it. That gap is the room we're listing into.
23 Greate Bay is renovated, $529,900, and unsold at 113 days. It's barely dropped off its original price, the finish reads mid-tier, and a rental restriction thins its buyers. We out-renovate, out-market, and out-photograph it.
$550K to a $535–540K close is a 97–98% ratio. RPR's closed comps are selling at 97.9% of list in 58 days, and pending listings sit at a $555,000 median. The market overall runs 94.8%; my listings average 101%.
A third party agrees. RPR's automated CMA, run on 14 area comps with no stake in the outcome, independently lands at $535,200 (range $490.7K–$557.8K), within a thousand dollars of this plan. And if the first ten days are quiet, the move isn't a slow bleed of small drops. It's one decisive adjustment to $539,900 to re-trigger every saved search. Protect the top number first, then act fast and once.
The real threat isn't another resale. It's the new Ryan Homes townhomes next door, on Jesse Drive and Christina Lane. They're new, with garages, more space, and a third bedroom. Here's the honest read on what they cost and where your unit wins.
| Unit | Bed/Bath | Sq Ft | Price | Est. Taxes |
|---|---|---|---|---|
| 2503 Jesse Dr (Aria) | 3 / 2.5 | 1,715 | $434,990 | $8,845 |
| 104 Christina Ln (Cadence) | 3 / 3 | 2,176 | $474,990 | $9,500 |
| 705 Jesse Dr (Bethany) | 3 / 2.5 | 2,023 | $559,990 | $10,733 |
| 45 Greate Bay (Subject) | 2 / 2.5 | ~1,650 | $550,000 | $7,772 |
Source: SJSR MLS, June 5, 2026. Ryan Homes prices are base prices; taxes are builder estimates. Deliveries range June–Fall 2026, to be built.
New everything, a builder warranty, a garage, more space, and a third bedroom. For a buyer who wants brand-new and is willing to wait, that's a genuine draw.
The bottom line on the new construction. New is a one-time advantage that fades the day someone moves in. Location is permanent. Greate Bay's golf-course setting is the most desirable address in the community, and that's a durable edge the new builds down the street can't match, which is why we expect 45 Greate Bay to hold its price against them.
Somers Point is running 4.27 months of inventory and a near-seller's market. The town-wide 116-day median is dragged up by dated, overpriced listings like 23 Greate Bay. A clean, correctly priced, professionally marketed renovation behaves like the top quartile, not the median. RPR's closed comps averaged 58 days to contract, so my 30-to-60-day call is right in line with the data, with the finish and the marketing pulling toward the faster end. Every number here is a June read; I'll re-pull live inventory and absorption before we set the August list price.
Source: RPR Market Activity Report, Somers Point NJ, April 2026 (single family + condo/townhouse).
Top dollar isn't luck. It's a function of exposure. The more buyers who see the home, the more showings we book. The more showings, the more offers. And the more offers, the higher the price and the shorter the time on market. The whole plan is engineered to put the listing in front of every qualified buyer the day it's live, manufacture competition, and ideally create a multiple-offer situation that pushes the number past ask while keeping days on market low.
113 buyers are actively looking for a 2-bed, 2-bath in this area, surfaced from a Facebook campaign that reached 65,300 people within ten miles and drove over 133,000 views. For contrast, a typical agent's "just listed" post reaches roughly 200 people on their own feed. Every one of these buyers sees your listing the day it goes live, before it ever hits a portal.
This is the quality every listing gets. Once the renovation is complete, your home gets the same treatment, the immersive walkthrough buyers tour at 2am and the video that travels on social.
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From the day you take ownership to a closed sale, here's the sequence and the timing.
The pre-launch work happens while the renovation finishes, so the coming-soon audience is already built the day we go live. That compression is what keeps days on market low and the offers competitive.
I've represented investors and flippers, and I've done the renovate-and-sell play myself. I understand the math you're running: the carrying cost, the timeline pressure, and the fact that on a flip, the marketing has to convert the renovation premium into an actual closed number. That's the job here, and it's why this plan weighs marketing and execution as heavily as price.
List at $550,000, expect $535,000–$540,000, plan for 30 to 60 days on an August launch. The price is one lever; the marketing and the experience behind it are what get you there. And the asking price itself is a strategy, not a fixed number. It's the absolute last decision we make before going to market, because the competition that's active at that moment will shape the final suggested list price. I'm happy to walk the unit during the renovation and weigh in on finishes that move the appraisal and the buyer.
© 2026 Adam D'Annunzio · Keller Williams Realty Jersey Shore. Figures from SJSR MLS & RPR, June 5 2026. Deemed reliable, not guaranteed. ARV is a near-term estimate, not a forecast.