Sales & Rentals

Information About Sales and Rentals

The following information is important to keep in mind when making the decision to sell or rent your property out, as well as for prospective buyers interested in becoming members of Ocean Sands.

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Selling & Renting Process

Before selling or renting your property, please read through the following information. It will be very useful during the selling and transfer process. If you have any questions or cannot find the information you are looking for on this page, please email the Secretary or the IT Committee for assistance.

Selling/Renting Advertisements

For Sale/Rent signs may only be placed in your window.
Advertisement flyers not exceeding one sheet of paper (8.5"x11") card can be posted on the Ocean Sands bulletin board at the front of the park.
A digital ad can be placed on the Ocean Sands website Available Properties page for a fee of $20.

Agreement of Sale & Notice of Sale to Ocean Sands Resort Association

If selling, once you have a potential buyer, you may enter into an Agreement of Sale. Be sure your agreement is in writing and complies with NJ Law. (See FAQs below for details)
Once you have a signed Agreement of Sale, complete the Notice of Pending Sale and deliver it in person or email to the Secretary.
The Secretary will complete the necessary transfer documents for you to use at Closing. (See FAQs below for details)

Closing

Have a closing with the Buyer in accordance with your Agreement of Sale, including the required transfer documents from Ocean Sands Resort.

Renting Guidelines

All rentals sites must be on a seasonal (7 months) or bi-seasonal (3 months) basis only.
Site Lessees shall have the right to sell, assign, or rent their site(s), subject to the following:
- If a site Lessee leases at least one site, one of the sites must remain occupied by site Lessee and shall not be rented.
- Under no circumstances will Lessee be permitted to rent more than three (3) sites, regardless of how many sites are leased by the site Lessee.
- All rental agreements shall be written and confirm to the Rental Agreement as set forth in the Rules and Regulations. This Agreement shall contain a clause acknowledging that the renter has read the Rules and Regulations of Ocean Sands and agrees to abide by such Rules and Regulations, as may be amended from time to time.
Site Lessees must submit all proposed rental agreements to the Board of Trustees for review and approval.
All site Lessees, renters and their guest, are to be subject to the Rules and Regulations of Ocean Sands as may be amended from time to time.
All Lessees renting must register the names, address, phone numbers, and ages of children occupying the premises as tenants with the Board.
A copy of the Ocean Sands Rules & Regulations shall be made available to all new lessees or renters.

Forms & Documents

Notice of Pending Sale
Notice of Transfer (Only used for family transfers as heirships or gifts)
Resident Rental Agreement

Frequently Asked Questions

Can I use a realtor to help me sell/rent?

Yes, nothing in the rules prevents you from using a realtor, and over the years many sellers have chosen to use a realtor. Ocean Sands does not take a position on whether a realtor adds value or not, nor do we make a recommendation on a particular realtor. If you use a realtor, you still must comply with Ocean Sands' rules on advertising.

How am I allowed to advertise my property for sale/rent?

You may place a "For Sale" sign in your window, including contact information. In addition, a single sheet of paper (8.5"x11") sized advertisement can be placed on the bulletin boards with whatever information you deem relevant. If you would like a digital ad posted on Ocean Sands' website, please contact the IT Administrator. Your ad will include color photos and all the information you would like to help sell your property. The fee for the ad is $20. This fee will be dedicated to enhancing the capabilities of the IT Committee for website maintenance, server space, and hosting costs. You may also place an ad in newspapers or magazines at your own expense and you must use your own contact information. No other "For Sale" signs or flyers are allowed on or near Ocean Sands' property.

What price can I get for my property?

You are free to set your own price. Ocean Sands does not get involved in setting prices, nor do we have any minimum price requirements. You may contact the Secretary to get a range of prices from recent sales; however, we will not provide any site specific data.

Can I sell/rent my property to anyone I want?

In most cases yes, however, the Board of Trustees in accordance with Ocean Sands' By-laws, reserves the right to deny a potential buyer a leasehold interest for good cause.

Do I have to use an attorney to prepare an Agreement of Sale?

No, you are not required to use an attorney and most sellers chose not to. However, the best way to protect yourself in the transfer of your property would be to use a NJ licensed attorney with real estate experience. Remember, your sale will involve a significant amount of money - and cover a combination of real property (leasehold interest, Florida room) and personal property (trailer). Ocean Sands does not get involved in the specifics of your "deal" with a buyer, but we will control the legal documents that will actually transfer the legal leasehold interest (see below).

How is my property actually sold?

After you have made your “deal” with the buyer and wrote that “deal” down on paper (the Agreement of Sale), it is now time to get the transfer documents created. Ocean Sands' Secretary creates those documents on your behalf. You start the process by sending a Notice of Pending Sale to the Secretary. Make sure the form is filled out completely and email/mail the notice. The Secretary will then complete the documents necessary to transfer your leasehold interest to the Buyer in accordance with Ocean Sands' Rules and Regulations. Once you receive the transfer documents by mail, you are ready to have a closing.

What happens after I send in a Notice of Pending Sale?

The Secretary will mail you a “Seller’s Packet” which will contain the following four documents:
- A cover letter explaining what to do.
- Two (2) original copies of the Affidavit of Sale
- Two (2) original copies of the Assignment of Lease
- A Confidential Roster Form for the Buyer’s information.
These forms must be completed by the Seller and the Buyer, signed and in some cases notarized where indicated. After Closing, all the Forms must be returned to the Secretary where they will be “countersigned” by the President and Secretary of Ocean Sands and then returned to the Buyer for filing at the Cape May County Court House.

Do I have an actual closing?

Yes, in a sense you always have a closing. It may not be a formal meeting where you sit down face to face with the Buyer, but the process of the Buyer giving you the money for the purchase, and you giving the Buyer the signed and notarized transfer documents is technically the closing. Most Sellers actually do sit down face to face with the Buyer at a closing – often at the trailer being sold. Some chose to do the closing by mail with the Buyer. Ocean Sands does not get involved in this part of the process – you are free to decide how you want to handle the closing. Typically, there is a face to face meeting where the Buyer brings a certified check for the purchase price (less any deposit already given) and the Seller will hand over the signed and notarized transfer documents.

What does the Buyer do with the Transfer Documents?

As stated above, after the Closing, the Buyer will mail or hand‐deliver the transfer documents to Ocean Sands' Secretary. At that time, the Secretary and the President will countersign the Assignment of Lease, and mail back a full original set to the Buyer. Ocean Sands recommends that the Buyer have the Assignment of Lease filed in the County’s Land Records at the Cape May Court House. More information on filing will be provided to the Buyer when the documents are returned.