17,740 square feet on Great Egg Harbor Bay. Bulkheaded, CAFRA-permitted, sewer in, dock plan stamped. The longest-pending lift on the Jersey shore.
104 Broadway sits at the southern end of Broadway Avenue in Somers Point, fronting the avenue at the north and Great Egg Harbor Bay at the south. The lot is exceptionally narrow at the street — 33 feet — and widens to roughly 70 feet at the bay, where a vinyl-wrapped timber bulkhead defines the upland edge.
A 12-foot permeable gravel cartway already runs the full length of the parcel, terminating at a buildable pad. Sewer is in. Electric service is permitted. The dock plan is stamped. The site is, in the language of land development, shovel-ready.
Solar-powered cellular cameras have watched the parcel since 2019. Refresh every few minutes; latest still images below.
Stills auto-refresh every two minutes. If a camera reads loading, it is offline for service or weather; expect to see it back within the hour.
Each camera renders a daily time-lapse from sunrise to sunset, archived back to 2019. A long-form record of light, tides, weather, and the slow seasonal turn of the marsh.
A consolidated ledger of approvals, dating from the original CAFRA application through the most recent extension. Source documents are linked in the dossier below.
An architectural feasibility study, prepared from the CAFRA-approved plan, the Schaeffer Nassar Scheidegg surveys, and ACT Engineers' compliance assessment. Each concept fits inside the 32 × 71 ft compliant footprint without reopening permit hearings.
Single-family · ~3,840 sf habitable
A right-sized residence prioritizing water views, generous outdoor terraces, and architectural quality over square footage. Two habitable floors above a flood-resilient lower level, with an optional widow's walk over the great-room volume.
Single-family · ~6,044 sf habitable
The envelope at its practical legal maximum. Three habitable floors with a stepped roof form, a top floor set back five feet per side for terraces, and 270° views from a covered roof deck — bay, marsh, Ocean City bridge.
Two units · ~5,700 sf habitable
The use originally permitted under CAFRA. Two stacked condominium units share a garage podium with separate front entries and meters — owner-occupy one, rent the other, or condominiumize for separate sale later.
Two paths are clearly defensible. Concept A reads as a personal sanctuary — maximum architectural quality, minimum carrying cost. Concept B reads as a legacy estate, with the highest resale ceiling. Concept C offers the strongest risk-adjusted yield but commits the property to multi-family occupancy. The choice is best made before architectural drawings begin.
Source documents available on request. The two highlighted PDFs below are the May 2026 feasibility study and the accompanying site-plan portfolio.
Zoning, CAFRA & environmental constraints; buildable envelope; three concept schemes with order-of-magnitude pro forma.
Annotated site plan, sections, elevations, and the comparison matrix across the three concepts. Companion to the feasibility study.
Owner-direct. The team below has handled every approval, easement, and engineering review on the property.
Environmental compliance & CAFRA
Robbinsville, NJCAFRA plan, boundary, dock permitting
Ocean City, NJ