By Ten Hoeve Advisory
Construction is underway. The deal is closed. And Monmouth County real estate is already responding. Since Netflix officially completed its $55 million purchase of 292 acres at the former Fort Monmouth in December 2025 — and broke ground on one of the East Coast's largest production campuses — Oceanport and Eatontown have moved from under-the-radar towns to some of the most watched real estate markets in New Jersey. If you're thinking about buying or investing in this area, here's what you need to know right now.
Key Takeaways
- Netflix closed on its $55 million Fort Monmouth land purchase in December 2025 and held a formal celebration in January 2026 with co-CEO Ted Sarandos and Governor-elect Mikie Sherrill
- The $1+ billion campus will span 292 acres across Oceanport and Eatontown, featuring 12 soundstages, post-production facilities, executive offices, a hotel, and retail
- Phase 1A — four soundstages and support structures in Oceanport — is targeted to open in 2027; full completion is projected for 2028
- The ripple effect on housing is already visible: properties near the campus are seeing faster sales and above-asking offers in early 2026
- Luxury buyers and executives relocating for the studio are gravitating toward Rumson, Little Silver, Colts Neck, Holmdel, and Red Bank
What Netflix Is Actually Building at Fort Monmouth
Understanding the scale of this project matters for understanding its real estate implications. Netflix is not building a single studio. It is building a complete production ecosystem on a former U.S. Army base that operated for nearly a century before closing in 2011.
What the completed campus will include:
- 12 soundstages totaling nearly 500,000 square feet
- Four mill buildings for creating and storing production sets
- Post-production facilities, executive office buildings, and production support spaces
- A vendor village, visitor center, hotel, and cinema
- Outdoor backlots and base camps across Oceanport's waterfront Gooseneck neighborhood
- Water tanks for filming aquatic scenes — a facility type rarely seen on the East Coast
The project received $387 million in New Jersey state tax incentives through the NJEDA, and construction began in earnest in spring 2026. When complete, it will be Netflix's largest studio complex outside of its New Mexico facility. Netflix has described Fort Monmouth as its flagship East Coast production hub.
The Direct Real Estate Impact in Oceanport and Eatontown
The towns sitting directly on the campus footprint — Oceanport and Eatontown — are already seeing measurable market changes, well before the first soundstage opens.
What's happening in these markets right now:
- Properties in Oceanport and Eatontown are attracting more buyer activity, with some homes seeing multiple offers that were rare in these markets even a year ago
- A townhome in Oceanport recently sold for $60,000 over asking — a level of bidding competition that reflects a fundamental shift in demand
- Short-term rental demand is rising as construction consultants, pre-production teams, and early-phase crew members need housing near the site
- Median home values in these towns are trending upward as investor interest compounds local buyer activity
For buyers who want direct proximity to the campus, Oceanport and Eatontown represent an early-entry opportunity. The market has moved, but it has not yet fully priced in what 5,000 total construction and permanent jobs will do to sustained housing demand.
The Broader Ripple: Where Executives and Creative Professionals Are Buying
The highest-value real estate impact from a project like this tends to land not in the immediate campus zone but in the surrounding towns that offer the lifestyle that senior-level talent and relocating executives seek.
Towns drawing the most attention from Netflix-related buyers in 2026:
- Rumson and Fair Haven: Riverfront access, top-rated schools, and a level of privacy and prestige that appeals to senior creative and executive talent
- Little Silver and Red Bank: A blend of upscale living, cultural activity, walkable dining, and commutable proximity to the campus
- Colts Neck and Holmdel: Private estates, acreage, and a quieter residential character suited to buyers who want space and separation from the production corridor
- Long Branch: Oceanfront luxury is arriving here too, with the Atlantic Club development — 132 residences priced from $1.2 million to $6.5 million — targeting the same buyer pool the Netflix campus will bring to the area
For more on how we're thinking about the full impact of this project on Monmouth County's luxury market, read our earlier breakdown on the Netflix expansion and real estate values.
What Sellers in These Markets Should Know
If you own property in Oceanport, Eatontown, Tinton Falls, or any of the surrounding towns, 2026 is a strong moment to evaluate your position. Buyer confidence is growing, the pool of motivated purchasers is expanding, and the full demand surge from a 5,000-job campus has not yet arrived.
What gives sellers an edge in this market right now:
- Move-in-ready properties with updated kitchens, flexible layouts, and good proximity to transit are drawing the most attention
- Professional staging and competitive pricing matter — even in a market trending upward, well-presented homes command premiums
- Buyers relocating from New York are accustomed to a different price floor; homes that show well are finding competitive offers from this cohort
FAQ
Is it too late to invest near the Netflix campus?
No. Phase 1A opens in 2027 and the full campus completes in 2028. The demand surge from thousands of permanent employees has not yet hit the market in full. Early-entry buyers and investors are still ahead of that curve in many of the surrounding towns.
What types of properties are attracting the most investor interest?
Multifamily properties, furnished short-term rentals, and single-family homes suited for production professionals are the most active categories. Flexibility of layout and proximity to the Garden State Parkway and NJ Transit are consistent priorities.
Will the Netflix campus affect property taxes in Oceanport and Eatontown?
The commercial investment at this scale — along with the new jobs, infrastructure improvements, and ancillary businesses expected to follow — will likely expand the tax base in both municipalities over time. The long-term fiscal impact for homeowners in these towns is generally positive.
Invest in Monmouth County With Ten Hoeve Advisory
Whether you're buying near the campus, selling before the next demand surge, or searching for the right home in the communities where Netflix's talent will want to live, our team knows this market from the ground up. Reach out to our team to learn more about how we work with buyers, sellers, and investors across Monmouth County and let's talk about what the Netflix effect means for your next move.
