City · 94,956 residents · Ocean County, New Jersey
Toms River, New Jersey
In Toms River, a typical home is worth $403,600 and typical rent is $1,731 a month. Compared with all of Ocean County, typical household income is 11% higher.
Typical home value from Zillow, September 2021 to September 2026: from $335,196 to $462,642.
Typical rent
$3,026a month
▲ 4.6% more than 12 months ago
Typical rent from Zillow, December 2021 to September 2026: from $2,304 to $3,026.
From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).
Toms River is in Ocean County. The FHA loan limit ($1,249,125 for a one-unit home), the fair market rents and the help on this page are those of all of Ocean County. See the county
What this place has that others do not, from public data, most unusual first.
1
Nearby, in Leisure Village, the typical home value is $145,800: 64% less than in Toms River ($403,600).
Sources: U.S. Census Bureau (Average 2020–2024).
The homes here
Housing in Toms River
What homes there are in Toms River, what they cost, how that changed and how people live, from Census figures (2020–2024).
What homes there are
U.S. Census Bureau, ACS 5-year, 2020–2024
Kind of home
Detached houseAttached houseBuilding of 2 to 4Apartments (5 or more)Mobile homeBoat, RV and otherUnreliable estimate
Toms River
Ocean County
New Jersey
United States
Kind of home: Toms River and its comparisons
Measure
Toms River
Ocean County
New Jersey
United States
Detached house
77%
74%
53%
61%
Attached house
6%
10%
10%
6%
Building of 2 to 4
3%
5%
15%
8%
Apartments (5 or more)
11%
8%
22%
19%
Mobile home
3%
2%
1%
6%
Boat, RV and other
Unreliable estimate
Unreliable estimate
0%
0%
The detached house is the most common home in Toms River: 77% of homes, near the figure in Ocean County (74%).
Year built
Before 19601960–19791980–19992000–20092010 or later
Toms River
Ocean County
New Jersey
United States
Year built: Toms River and its comparisons
Measure
Toms River
Ocean County
New Jersey
United States
Before 1960
14%
16%
38%
26%
1960–1979
40%
32%
25%
24%
1980–1999
30%
28%
21%
25%
2000–2009
9%
13%
9%
14%
2010 or later
7%
11%
7%
11%
In Toms River, half of the homes were built before 1978; in Ocean County, before 1981.
Homes in Toms River are bigger: 65% have 3 bedrooms or more; in Ocean County, 61%.
What it costs here
U.S. Census Bureau, ACS 5-year, 2020–2024
Value of owner-occupied homes
Under the limitOver the limitCould be either side
Under $100K6%
$100K–$200K4%
$200K–$300K14%
$300K–$500K44%
$500K–$750K20%
$750K–$1M8%
$1M or more4%
FHA limit: $1,249,125
Value of owner-occupied homes: Toms River and its comparisons
Measure
Toms River
Under $100K
6%
$100K–$200K
4%
$200K–$300K
14%
$300K–$500K
44%
$500K–$750K
20%
$750K–$1M
8%
$1M or more
4%
With an FHA limit of $1,249,125, at least 96% of owner-occupied homes in Toms River sit below it: they are worth less than $1,000,000.
Monthly rent with utilities
Unreliable estimate
Under $5006%
$500–$999Unreliable
$1,000–$1,49924%
$1,500–$1,99933%
$2,000–$2,49916%
$2,500–$2,999Unreliable
$3,000 or more12%
Monthly rent with utilities: Toms River and its comparisons
Measure
Toms River
Under $500
6%
$500–$999
Unreliable estimate
$1,000–$1,499
24%
$1,500–$1,999
33%
$2,000–$2,499
16%
$2,500–$2,999
Unreliable estimate
$3,000 or more
12%
With a mortgage
$2,358 a month
Ocean County: $2,330 a month
Without a mortgage
$877 a month
Ocean County: $920 a month
Owners with a mortgage
66%
Ocean County: 59%
The typical cost for an owner with a mortgage in Toms River is $2,358 a month, near the figure in Ocean County ($2,330).
How it changed
U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024
Change since 2015–2019
Typical home value
Toms River+40%
Ocean County+43%
New Jersey+35%
United States+53%
Typical rent
Toms River+23%
Ocean County+23%
New Jersey+29%
United States+33%
Typical household income
Toms River+25%
Ocean County+27%
New Jersey+26%
United States+29%
Change since 2015–2019: Toms River and its comparisons
Measure
Toms River
Ocean County
New Jersey
United States
Typical home value
+40%
+43%
+35%
+53%
Typical rent
+23%
+23%
+29%
+33%
Typical household income
+25%
+27%
+26%
+29%
The typical home value in Toms River rose 40% since 2015–2019, less than in Ocean County (43%).
Rents in Toms River rose at about the same pace as in Ocean County: 23% since 2015–2019, against 23%.
The typical household income in Toms River rose 25% over that time; home values changed +40% and rent +23%.
How people live
U.S. Census Bureau, ACS 5-year, 2020–2024
How people live: Toms River and its comparisons
Measure
Toms River
Ocean County
New Jersey
United States
Rental vacancy
Unreliable estimate
3.1%
3.5%
5.5%
Homeowner vacancy
Unreliable estimate
0.9%
0.7%
0.9%
More than one person per room
Unreliable estimate
2.3%
4.0%
3.4%
People per household
2.59
2.65
2.62
2.53
Drive alone
77%
75%
62%
69%
Carpool
8%
8%
8%
9%
Public transit
Unreliable estimate
1%
8%
3%
Walk or bike
1%
2%
3%
3%
Work from home
13%
13%
17%
15%
Other means
2%
1%
2%
2%
Typical commute
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
20 to 29 minutes
Much as in Ocean County, a household in Toms River has 2.59 people on average.
To get to work, 77% of workers in Toms River drive alone; in Ocean County, 75%.
Do the math
What would you pay each month for a home in Toms River?
A typical home costs more than the typical income allows
We start with a typical home in Toms River, worth $403,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 43% of the typical household income in Toms River, which is $100,137 a year. For that payment to be 28% of income, a household would need to earn about $152,542 a year.
The calculator's FHA and conventional loan limits are those of all of Ocean County.
Change the price, the down payment or the loan: the payment updates right away.
Your numbers
Local data
$
Starts at the typical home value in Toms River. Change it to the price you have in mind.
Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.
Down payment
%
That is $14,126 (3.5% of the price). The usual minimum for this loan is 3.5%.
This week's average ± a quarter or half point.
National average as of November 5, 2026 (Freddie Mac); your rate may be different.
Adjust advanced details⌄
Estimated monthly payment
Local data
$3,559
at 7.18% · 30 years
Loan amount
$396,290
Total interest
$570,168
Paid off in
November 2056
Includes $6,816 FHA upfront mortgage insurance premium.
Does it fit the income?
Comfortable
up to $2,337 a month
Tight
$2,337 to $3,004 a month
Hard
more than $3,004 a month
Your payment · 43%
Compared with the typical household income in Toms River ($100,137 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.
Monthly payment breakdown
Principal & interest
$2,685
Property tax
$528
Home insurance
$168
FHA mortgage insurance (MIP)
$179
You need at least $14,126 for the down payment, plus closing costs.
This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.
Total monthly payment $3,559; principal and interest $2,685.
The city and its county
Toms River and Ocean County
Toms River is in Ocean County, New Jersey. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).
Toms River
Map of Ocean County, New Jersey, with Toms River marked. Around it, the neighboring counties.
Toms River
Ocean County
Other cities with a page
Toms River's own numbers
Typical home value
$403,600
Typical monthly rent
$1,731
Typical yearly household income
$100,137
Households that own their home
82%
Effective property tax rate
1.57%
U.S. Census Bureau, American Community Survey (average 2020–2024).
Numbers for all of Ocean County
FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,209,750
HUD fair market rent, 2 bedrooms
$2,283
Price change over 5 years (FHFA)
+73%
Homes in a high flood-risk zone
22%
HUD, FHFA and FEMA don't publish these numbers by city.
Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Ocean County.
A typical home in Toms River is worth $403,600: about the same as the county and 11% below New Jersey. With the typical household income in Toms River ($100,137 a year), a typical home costs 4.0 times what the household earns in a year.
Years of income to pay for a typical home
The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.
Toms River4.0 years
Ocean4.4 years
New Jersey4.4 years
United States4.1 years
Source: U.S. Census Bureau, Average 2020–2024
How prices have changed in Ocean County
According to FHFA’s house price index, home prices in Ocean County rose 106% in the 10 years through 2025.
FHFA does not publish this index by city: these are the numbers for all of Ocean County.
Yearly change in FHFA’s price index in Ocean County, 2016 to 2025
2016: +3.5% +3.5% 2016
2017: +2.8% +2.8% 2017
2018: +3.7% +3.7% 2018
2019: +3.2% +3.2% 2019
2020: +4.5% +4.5% 2020
2021: +14.9% +14.9% 2021
2022: +19.4% +19.4% 2022
2023: +10.4% +10.4% 2023
2024: +8.0% +8.0% 2024
2025: +6.0% +6.0% 2025
Change in FHFA’s price index in Ocean County, New Jersey and the United States
Period
County
New Jersey
U.S.
Last year (2025)
+6.0%
+6.2%
+2.9%
5 years (2020–2025)
+73%
+63%
+47%
10 years (2015–2025)
+106%
+88%
+85%
The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data
Toms River next to Ocean County, New Jersey and the U.S.
Three numbers side by side. “Typical” means the median: half are above it and half below.
Typical home value
Toms River$403,600
Ocean$398,400
New Jersey$454,400
United States$332,700
Typical monthly rent
Toms River$1,731
Ocean$1,755
New Jersey$1,720
United States$1,413
Typical yearly household income
Toms River$100,137
Ocean$89,863
New Jersey$103,556
United States$80,734
See the full table
Toms River next to Ocean County and New Jersey
Measure
Toms River
Ocean County
New Jersey
U.S.
Typical home value
$403,600
$398,400
$454,400
$332,700
Typical monthly rent
$1,731
$1,755
$1,720
$1,413
Typical yearly household income
$100,137 ▲11% above the county
$89,863
$103,556
$80,734
Households that own their home
82% ▲1 points above the county
81%
64%
65%
Typical yearly property tax
$6,349 ▼3% below the county
$6,562
$9,590
$3,119
Effective property tax rate
1.57% ▼0.08 points below the county
1.65%
2.11%
0.94%
Renters with high rent for their income
47% ▼11 points below the county
58%
52%
51%
“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Ocean County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.
Four ways to pay for a typical home in Toms River
For a typical $403,600 home in Toms River, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Toms River's typical property tax, an example home insurance and mortgage insurance when it applies.
FHA, 3.5% down$3,559a month
Least cash to close
Down payment
$14,126
Cash to close
$26,234
Rate
7.18%
Mortgage insurance
FHA MIP · $179
Conventional, 5% down$3,485a month
Down payment
$20,180
Cash to close
$32,288
Rate
7.18%
Mortgage insurance
PMI · $192
Conventional, 20% down, no PMI$2,884a month
Down payment
$80,720
Cash to close
$92,828
Rate
7.18%
Mortgage insurance
None
ITIN, 15% down (example)$3,257a month
Down payment
$60,540
Cash to close
$72,648
Rate
8.18%
Mortgage insurance
None
Four ways to pay for a typical home in Toms River
Loan
Monthly payment
Down payment
Loan amount
Rate
Mortgage insurance
Cash to close
Minimum score
FHA, 3.5% down Least cash to close
$3,559
$14,126
$396,290
7.18%
FHA MIP · $179
$26,234
580
Conventional, 5% down
$3,485
$20,180
$383,420
7.18%
PMI · $192
$32,288
620*
Conventional, 20% down, no PMI
$2,884
$80,720
$322,880
7.18%
None
$92,828
620*
ITIN, 15% down (example)
$3,257
$60,540
$343,060
8.18%
None
$72,648
Set by the lender
The option that asks for the least cash to close is FHA, 3.5% down.
Cash to close = down payment plus 3% of the price in closing costs (example).
Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.
Typical rent in Toms River is $1,731 a month: about the same as the county. In Toms River, 47% of renter households pay 30% or more of their income in rent.
HUD publishes a fair market rent for all of Ocean County, by unit size. To pay the 2-bedroom one ($2,283 a month) without spending more than 30% of your income, you would need to earn $43.90 an hour working full time.
You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.
There is 1 HUD-approved agency with an office in Ocean County; 1 says it serves in Spanish.
No down payment, repair or rent-help program on our list is for Toms River or Ocean County. The ones below are statewide in New Jersey: they work in Toms River the same as in the rest of the state.
NJHMFA second loan with no interest, forgiven after five years, for first-time buyers in New Jersey.Offered by New Jersey Housing and Mortgage Finance Agency (NJHMFA).
Extra NJHMFA assistance for first-time buyers whose parents have never owned a home (or who were in foster care in New Jersey).Offered by New Jersey Housing and Mortgage Finance Agency (NJHMFA).
No legal help resource on our list is for Toms River or Ocean County in particular.
If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.
Short answers with the numbers for Toms River and all of Ocean County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.
How much does a typical home cost in Toms River?
The typical home value in Toms River is $403,600, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Ocean County it is $398,400.
How much does it cost to rent in Toms River?
Typical rent in Toms River is $1,731 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Ocean County is $2,283.
What is the FHA loan limit in Toms River?
Toms River uses the FHA limit for all of Ocean County (2026): $1,249,125 for a one-unit home and $2,402,625 for a four-unit home.
How much property tax do owners pay in Toms River?
The typical homeowner in Toms River pays $6,349 a year, according to the U.S. Census Bureau. That is 1.57% of the home’s value; in Ocean County, the rate is 1.65%.
Where can I find free help to buy or rent in Toms River?
There is 1 HUD-approved counseling agency with an office in Ocean County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.
