South Amboy, Middlesex County, NJ
South Amboy, NJ: A Waterfront Gem with Small-Town Charm
South Amboy provides a unique blend of 19th-century maritime history and 21st-century transit innovation. With a 2026 population of approximately 10,549, the city is growing at a rate of 1.6% annually, making it one of the most sought-after residential hubs on the Raritan Bay.
Transit Revolution: The High-Speed Ferry
The biggest headline for South Amboy in 2026 is the full operation of the South Amboy Ferry Terminal.
Commute to Manhattan: NY Waterway now provides direct, high-speed ferry service from South Amboy to Brookfield Place, Wall Street (Pier 11), and Midtown (W. 39th St).
Travel Time: Commuters can reach downtown Manhattan in roughly 40 minutes, offering a scenic and reliable alternative to the NJ Transit rail line.
Integrated Hub: The ferry terminal is conveniently located near the existing NJ Transit Rail Station, creating a premier "Transit Village" that serves both rail and sea commuters.
Waterfront Living and "Manhattan Beach"
South Amboy's shoreline is no longer just for industry; it is becoming a residential destination.
Manhattan Beach Project: This 55-acre redevelopment between the train station and the shoreline is currently in its primary construction phases. It will eventually feature over 1,800 luxury residential units, retail space, and a waterfront promenade.
Raritan Bay Waterfront Park: This 114-acre county treasure remains the city’s backyard. It features paved trails with views of the Staten Island skyline, a bocce court, and several fishing piers that are active year-round.
Real Estate Market Snapshot (2026)
The housing market in South Amboy is currently categorized as "highly competitive" due to the new ferry service.
Median Home Price: As of early 2026, the median home sale price in South Amboy has risen to approximately $569,900, representing a 13.8% increase over the past year.
Rental Market: The median rent for new waterfront apartments is roughly $2,775 per month, reflecting the high demand for luxury transit-oriented housing.
Community Spirit & 2026 Events
South Amboy is famous for its "big heart" and community-wide celebrations.
St. Patrick's Day Parade: Scheduled for Sunday, March 15, 2026, this is one of the largest and most beloved parades in the state.
History & Heritage: The Historical Society of South Amboy is very active in 2026, hosting events like the "History Gallery Trivia" on January 25, 2026, and the "Breakfast with Martha & George" in March.
Education and Schools
The South Amboy Public School District serves roughly 1,200 students in a highly intimate, supportive environment.
District Ranking: While ranked as a "C" grade district by Niche in 2026, it is highly praised by local parents for its small class sizes (15:1 ratio) and the personalized attention students receive at South Amboy Middle/High School.
Diversity: The district remains one of the more diverse in the county, reflecting the city’s evolving demographics.
Is South Amboy an HOA or 55+ Community?
No. South Amboy is an independent city.
While the new luxury developments along the waterfront (like those in the Manhattan Beach district) are managed by Homeowners Associations (HOAs), the vast majority of the city consists of independent, fee-simple single-family homes. There are no city-wide age restrictions, making it a multi-generational community of lifelong residents and new commuters alike.
