Hot
Ortley Beach
Ocean County — Toms River Township — Central Barnegat Peninsula
MEDIAN HOME PRICE
$785,000
YEAR-OVER-YEAR CHANGE
+12%
AVG DAYS ON MARKET
13 days
EST ANNUAL STR INCOME
$45,000 — $70,000
About Ortley Beach
Ortley Beach is the fastest-changing market on the Barnegat Peninsula. Tucked between Lavallette to the north and Seaside Heights to the south, Ortley Beach is technically part of Toms River Township in Ocean County. For years it was the more affordable alternative to Lavallette — same peninsula, same beach, same bay sunsets, but $300,000 to $400,000 cheaper. That window has closed substantially and continues to close every year.
The bungalow replacement wave hit Ortley Beach earlier and harder than any other town on the peninsula. Drive Ocean Avenue on the ocean block and you will count multiple three-story coastal homes under construction or recently completed at every turn. Price tags start at $1.3 million. They do not stop there. The bungalows that defined this community for fifty years are being systematically replaced.
For buyers, Ortley Beach offers a compelling combination — Lavallette-adjacent peninsula location, dual benefit of quiet beach access to the north and the Seaside Heights boardwalk sixty seconds south, and a price point that still represents meaningful value relative to its northern neighbor. Renters recognize that combination and pay for it accordingly.
The Ortley Beach Market Right Now
Ortley Beach is where the smart money on the Barnegat Peninsula has been moving. The borough-wide median sale price is $785,000, reflecting the full range of properties from older original cottages to new elevated construction. At the premium end, a renovated bayside home — four bedrooms, two blocks from the ocean — closed at $1,310,000 in April 2026. That same property two years ago would have transacted around $950,000. The appreciation trajectory here is steeper than almost any other town on the peninsula.
At just 13 days on market, Ortley Beach is one of the fastest-moving markets on the entire peninsula. Properties priced correctly are not sitting. When something lists in good condition buyers move immediately.
The driving force is new construction. Developers are acquiring original bungalows and replacing them with luxury coastal homes that attract a premium buyer. Each new build establishes a higher comparable for every existing property on the street. The compounding effect of this development wave is visible in the price data and it is not slowing down.
If you are priced out of Lavallette, Ortley Beach is your next conversation. The fundamentals are the same — same barrier island, same ocean and bay access, same proximity to Shore infrastructure — at a price point that still represents relative value. That value gap is narrowing but has not closed.
[RESIDENTS-ONLY CHART — COAST WILL PROVIDE]
Short-Term Rental Performance
PEAK SEASON WEEKLY RATE
$400 — $900
SHOULDER SEASON MONTHLY RATE
$150 – $275
PEAK OCCUPANCY RATE
70 – 80%
ESTIMATED ANNUAL REVENUE
$45,000 — $70,000 (premium oceanfront up to $14,000 per week)
STR REGULATIONS STATUS
Mixed
The STR market in Ortley Beach benefits from its dual-market positioning. Renters who want quiet beach access can find it here — a block from Lavallette's beach. Renters who want the boardwalk and entertainment can find it three minutes south.
Peak weekly rates range from $4,000 to $7,000 for well-positioned oceanside homes and $7,000 to $14,000 for premium oceanfront properties. Verify current Toms River Township STR regulations and permits before purchasing with rental intent.
Flood Zone Information
ESTIMATED ANNUAL FLOOD INSURANCE
AE zone for most properties, VE for direct oceanfront
PRIMARY FEMA ZONE
$2,500 — $6,500
ELEVATION CERTIFICATE
Critical for all purchases
Ortley Beach experienced significant Sandy flooding in 2012. The post-Sandy rebuild has produced a housing stock that is largely elevated but the transition is not complete. There are still original properties at grade level that carry high flood insurance exposure.
The key question in any Ortley Beach purchase is whether the property has been elevated and whether it holds a current elevation certificate showing favorable base flood elevation compliance.
What We Are Watching in Ortley Beach
The pace of demolition permits in Ortley Beach is accelerating. Every season there are fewer original Shore structures standing. Within five to seven years the character of this town will be substantially different from what it is today. Buyers who want the transitional Ortley — the town that still has both its original charm and its new construction premium — have a narrowing window.
RELATED COVERAGE
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