Flood Zones: Holiday City-Berkeley vs Toms River
How do flood zones rules compare between Holiday City-Berkeley, NJ and Toms River, NJ?
Holiday City-Berkeley and Toms River have similar restriction levels.
Holiday City-Berkeley, NJ
Ocean County
Ocean County is one of the most flood-prone counties in New Jersey, with extensive FEMA-mapped Special Flood Hazard Areas along the Atlantic coast, Barnegat Bay, Toms River, and inland waterways. Each of Ocean County's 33 municipalities participates in the NFIP individually (NJ has no unincorporated areas). The NJ Flood Hazard Area Control Act (N.J.A.C. 7:13) imposes stricter standards than federal minimums, requiring lowest floors at least 1 foot above base flood elevation. The NJDEP REAL rules (adopted January 2026) further strengthen flood resilience requirements for new construction.
View full Holiday City-Berkeley rules →Toms River, NJ
Ocean County
Toms River has extensive FEMA flood hazard areas along Barnegat Bay, the Toms River, and the Atlantic Ocean (Ortley Beach). Chapter 313 (Flood Damage Prevention) requires compliance with FEMA standards and NJ UCC. Most developed mainland areas east of Fischer Blvd have elevations below the 100-year flood level of 6.6 feet.
View full Toms River rules →Key Facts Comparison
| Fact | Holiday City-Berkeley | Toms River |
|---|---|---|
| NFIP Participation | Each of 33 municipalities participates individually | - |
| NJ Standard | Lowest floor 1 foot above BFE (stricter than NFIP minimum) | - |
| Hurricane Sandy | Over $2 billion in insured losses in Ocean County | - |
| REAL Rules | Adopted Jan 2026 — enhanced flood resilience for new construction | - |
| CAFRA | Coastal zone development permits required for barrier islands/bayfront | - |
| FEMA Community | - | No. 345293 |
| Code Section | - | Chapter 313 (Flood Damage Prevention) |
| 100-Year Flood Level | - | 6.6 ft above MSL (Barnegat Bay) |
| Barrier Island | - | Ortley Beach – significant flood risk |
| Sandy Impact | - | Devastating 2012 damage |
Highlighted rows indicate differences between cities.
Holiday City-Berkeley FAQ
Is my property in a flood zone in Ocean County?
Ocean County is one of the most flood-prone counties in New Jersey, with extensive FEMA-mapped Special Flood Hazard Areas along the Atlantic coast, Barnegat Bay, Toms River, and inland waterways. Each of Ocean County's 33 municipalities participates in the NFIP individually (NJ has no...
Do I need flood insurance in Ocean County?
NFIP Participation: Each of 33 municipalities participates individually. NJ Standard: Lowest floor 1 foot above BFE (stricter than NFIP minimum). Hurricane Sandy: Over $2 billion in insured losses in Ocean County. REAL Rules: Adopted Jan 2026 — enhanced flood resilience for new construction.
Toms River FAQ
Is my property in a flood zone in Toms River?
Toms River has extensive FEMA flood hazard areas along Barnegat Bay, the Toms River, and the Atlantic Ocean (Ortley Beach). Chapter 313 (Flood Damage Prevention) requires compliance with FEMA standards and NJ UCC. Most developed mainland areas east of Fischer Blvd have elevations below the...
Do I need flood insurance in Toms River?
FEMA Community: No. 345293. Code Section: Chapter 313 (Flood Damage Prevention). 100-Year Flood Level: 6.6 ft above MSL (Barnegat Bay). Barrier Island: Ortley Beach – significant flood risk.
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