From the mainland riverfront to the Ortley Beach barrier strip, Toms River wraps a long stretch of Barnegat Bay — and a lot of homes that took on water in past storms.
Toms River wraps a long stretch of Barnegat Bay, from mainland riverfront neighborhoods along the Toms River itself out to the Ortley Beach barrier section. Superstorm Sandy pushed the bay into thousands of homes here, and much of the low-lying and bayfront property sits in FEMA AE and VE flood zones. Elevation lifts the living space above the surge instead of repairing it storm after storm.
Toms River's flood-zone homes are spread across very different neighborhoods. Ortley Beach on the barrier island was rebuilt heavily after Sandy, while mainland bay and river neighborhoods like Shelter Cove, Green Island, Silverton, and Gilford Park still have many mid-century ranches and capes sitting low. Our rules & permits guide covers the approvals side.
On the mainland, most lagoon and bayfront lots are AE zones, where a raised block foundation with flood vents is often enough. In Ortley Beach and the barrier section, VE zones are common, which means open pile foundations.
Many mainland homes are slab-on-grade or crawl space ranches. The foundation type changes the lift method and the price, so make sure any estimate says which one it's based on. Toms River is a large township with its own construction office, so permits run through Toms River whether you're in Ortley Beach or on the mainland.
Lift the whole home above the flood line on a new engineered foundation.
See detailsDriven timber, concrete, or helical pilings sized for your flood zone.
See detailsBring a settled, out-of-level house back true.
See detailsRelocate a home off a failing lot or out of a hazard area.
See detailsElevation certificates and FEMA flood-zone requirements handled.
See detailsCode-height piling foundations for new coastal builds.
See detailsTell us your neighborhood, and we'll check the flood zone, foundation, and access for your Toms River home.