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Forked River Real Estate

This NJTGO real-estate guide covers Forked River, Lanoka Harbor and the wider Lacey Township community. Housing ranges from established suburban neighborhoods and newer construction to lagoon-front and bay-oriented homes, active-adult communities, apartments and more rural properties toward the Pinelands side of town.

Because Lacey Township stretches from Barnegat Bay west into the Pinelands, location matters. Waterfront exposure, flood elevation, neighborhood character, lot size, zoning, taxes, association rules and proximity to Route 9, schools, parks and the Garden State Parkway can all affect ownership.

0873108734Waterfront HomesLagoon PropertySingle-Family Homes55+ CommunitiesFlood Due DiligenceLacey Township Taxes
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June 2026 Housing Market Snapshot

These figures are dated June 2026. Housing conditions change constantly, and different data providers use different methodologies. Use these numbers as market context rather than a valuation of any individual property.

$543,450Forked River median sold price reported by Realtor.com for June 2026
19 daysForked River median days on market in June 2026
$305 / sq. ft.Forked River median sold price per square foot in June 2026
$515,031Zillow typical Forked River home value as of June 30, 2026
Forked River / 08731Realtor.com reported a $639,950 median listing price, $543,450 median sold price and 19 median days on market in June 2026. Zillow reported a typical home value of $515,031, up about 5% year over year.
Lanoka Harbor / 08734Realtor.com reported a $749,352 median listing price, $500,500 median sold price and 25 median days on market in June 2026. The relatively small number and mix of properties can make monthly pricing figures move sharply.
Why listing and sold prices can look very different: Lacey has waterfront homes, modest inland homes, active-adult communities, newer construction and larger properties in the same township. A monthly median can also be affected by a relatively small number of high- or low-priced sales.

Housing Areas & Property Types

Forked River MainlandLarge year-round residential area with ranches, capes, colonials, split-levels, newer homes and easy access to Route 9, Lacey Road, schools, shopping and township services.
Lanoka HarborResidential neighborhoods north of central Forked River with strong access to the Lacey school campus, Cedar Creek, Route 9 shopping and bay-oriented communities.
Lagoon & Waterfront NeighborhoodsForked River, Barnegat Bay and connecting lagoons support homes with docks, bulkheads and direct boating access. These properties require additional flood, elevation, marine-structure and insurance due diligence.
Bamber LakesWestern Lacey community with a more wooded Pinelands character, freshwater recreation and a housing environment very different from the bay side of the township.
Pheasant RunEstablished 55+ active-adult community in Forked River with single-family homes, clubhouse amenities and association rules.
Sea Breeze at LaceyGated 55+ single-family community in Forked River with clubhouse amenities and resale housing.
Heritage Village at SeabreezeIncome-qualified 55+ apartment community in Forked River offering one- and two-bedroom residences.
Pinelands / Western LaceyLower-density and wooded areas where environmental constraints, wetlands, septic conditions, road access and Pinelands regulations may require extra research.

Waterfront Property & Flood Risk

Flood due diligence is particularly important in eastern Lacey Township. The township states that lagoon communities and neighborhoods near Barnegat Bay are subject to tidal flooding from hurricanes and winter storms.

Confirm the Flood ZoneCheck the current FEMA flood-zone designation and Base Flood Elevation for the specific parcel rather than relying only on a real-estate listing.
Elevation MattersLacey states that Base Flood Elevations vary by location. Raised homes and newer construction may have different risk and insurance characteristics from older low-elevation homes.
Flood InsuranceAsk for a current insurance quote early in the buying process. Premiums can vary based on elevation, construction, flood zone, coverage and mitigation.
Bulkheads & DocksInspect docks, pilings and bulkheads and confirm permits, property boundaries, riparian matters and anticipated repair costs.
Substantial ImprovementsMajor repairs or improvements to buildings in Special Flood Hazard Areas can trigger additional floodplain-management requirements.
Storm HistoryAsk about past flooding, water intrusion, flood claims, substantial-damage determinations, elevation work and mitigation improvements.
Important: A property outside the highest-risk mapped flood zone can still flood. FEMA maps, local records, insurance information, elevation and physical site conditions should be considered together.

2026 Property Taxes & Assessments

Lacey Township's published 2026 total property-tax rate is $2.910 per $100 of assessed value. The township reports an average assessed home value of $290,668, corresponding to approximately $8,458.44 in 2026 property taxes.

School District$1.739 of the 2026 tax rate, about 59.76% of the total rate.
Ocean County$0.564 of the 2026 tax rate, about 19.38% of the total rate.
Lacey Township$0.607 of the 2026 tax rate, about 20.86% of the total rate.
Tax AssessorThe assessor maintains assessments, ownership records, tax maps, exemptions and property-value records. Main contact: 609-693-1100 ext. 2242.
Buyer tip: Do not estimate a property's future taxes by applying the average tax bill to the purchase price. Review the property's actual assessment, tax bill, improvement history and any potential added assessment.
Improvements can affect taxes: Lacey Township explains that completed construction can generate an added assessment and additional tax bills before the work is incorporated into the next regular annual bill.

Zoning, Permits & Property Use

Lacey Township contains a wide range of zoning districts, including residential, age-restricted, commercial, marine-commercial and Pinelands-related zones. Buyers planning additions, pools, home occupations, accessory structures or major renovations should verify the parcel's zoning before assuming a project is permitted.

Zoning PermitLacey's current zoning application covers additions, decks, pools, sheds, garages, fences, home occupations, tree clearing, house raises and other property changes.
Building PermitsStructural, electrical, plumbing, fire and mechanical work may require construction permits and inspections through the Building Department.
Waterfront WorkDocks, bulkheads, shoreline improvements and other marine work may involve municipal approvals as well as state or federal requirements.
Pinelands PropertyWestern Lacey parcels can be affected by Pinelands regulations, environmental restrictions and development standards that differ from the developed eastern part of town.
Do not assume an improvement is legal because it already exists. For additions, converted rooms, pools, decks, docks, sheds and other improvements, review permit history and approvals as part of due diligence.

Selling a Home in Lacey Township

Lacey Township does not require a municipal Certificate of Occupancy for a single-family resale. Instead, the township requires a Letter of No Interest, which is designed to confirm that there are no open permits on the residence.

Letter of No InterestThe township currently lists a $50 fee and advises allowing about 14 days for processing.
Smoke CertificationA smoke-detector certification is required through the State of New Jersey for a single-family resale.
Permit HistoryResolve open permits and gather documentation for additions, pools, decks, finished spaces, generators and other improvements before closing.
Waterfront DocumentationFor lagoon and bay-oriented homes, organize any available elevation, flood, bulkhead, dock, riparian and insurance documentation.

Rental Property

New Jersey landlord-registration requirements apply in Lacey Township, and the township states that landlords must register rental property with the Municipal Clerk when required by state law. Lacey also requires rental-unit owners to maintain and annually register proof of liability insurance under applicable state and township requirements.

Landlord RegistrationRental-property owners should confirm that the required landlord registration statement is on file with the Municipal Clerk.
Insurance RegistrationLacey requires qualifying rental-unit owners to provide an annual certificate of liability insurance and currently lists a $5 administrative registration fee.
Association RulesCondominium, townhome and active-adult communities may impose additional leasing, occupancy or approval rules.
Flood & InsuranceRental-property owners in lagoon and coastal areas should account for flood exposure, insurance costs and emergency planning.

Buying in Forked River or Lanoka Harbor: Due-Diligence Checklist

Selling & Pricing in a Varied Market

Use the Right ComparablesA lagoon-front house should not be priced from inland comparables, and a 55+ community home should be compared with similar age-restricted properties.
Prepare Property RecordsHave tax bills, surveys, permits, improvement records and association documents organized before marketing.
Waterfront Condition MattersBulkhead, dock, elevation and flood-history information can materially affect buyer interest and transaction timing.
Watch Monthly Statistics CarefullyForked River and Lanoka Harbor market medians can move because the mix of waterfront, active-adult and inland sales changes from month to month.

Official Property & Planning Resources

Lacey TownshipMunicipal departments, property services, planning, zoning, permits, tax information and public notices. Lacey Tax AssessorAssessments, tax maps, ownership records, deductions, exemptions and property-value information. Lacey Tax CollectorProperty-tax bills, payment information, due dates and tax-sale information. 2026 Lacey Tax RateOfficial township explanation of the current tax rate and distribution. Lacey Flood Hazard InformationLocal flood risk, floodplain-development guidance and flood-map assistance. FEMA Flood Map Service CenterOfficial federal flood maps and flood-zone information. Lacey Building DepartmentConstruction permits, inspections, substantial-damage information and resale guidance. Lacey Township Zoning MapOfficial zoning-map resource for residential, age-restricted, commercial and other zoning districts.

NJTGO Real Estate Advertising

Real-estate professionals: NJTGO can provide town-focused visibility for brokerages, agents, mortgage professionals, inspectors, appraisers, property managers, title professionals and other real-estate service providers serving Forked River, Lanoka Harbor and Lacey Township.
Paid property promotion: Enhanced real-estate advertising can include property photographs, price, property type, bedrooms, baths, waterfront status, key features and a direct link to the agent or listing page. External commercial links are paid features and are not included with a basic free listing.

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