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Ocean County · Toms River, NJToms River, NJ property taxes. A steady market. Check the details.
The typical home in Toms River was worth about $456,000 in January 2026, up 3.0% from a year earlier. In a steady market, an appeal works best for specific homes whose assessment ran ahead of what they'd sell for.
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What Toms River home values did
Toms River values rose 3.0% in the year to January 2026, reaching a new high. That's in line with Ocean County as a whole (+3.7%).
Since January, values have risen 1.9% through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $293,000 | +12.1% |
| January 2022 | $351,000 | +19.7% |
| January 2023 | $391,000 | +11.4% |
| January 2024 | $414,000 | +5.9% |
| January 2025 | $443,000 | +6.9% |
| January 2026 | $456,000 | +3.0% |
| August 2026 (latest) | $465,000 | +1.9% since January |
January 2026 was the highest month since 2021.
What to check on your notice
The typical Toms River home gained 3.0% in the year to January 2026. A notice that rose far more than that, or a value above what similar homes nearby actually sold for, is the usual starting point for an appeal.
How Toms River compares nearby
Among 10 Ocean County places, Toms River has the 2nd largest drop from its peak and the 10th highest typical value. Statewide, its 1-year change ranks 187th of 460 New Jersey places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Lakewood | $570,000 | +7.6% | At peak |
| Toms River | $456,000 | +3.0% | At peak |
| Brick | $508,000 | +4.6% | At peak |
| Jackson | $634,000 | +2.7% | At peak |
| Barnegat | $497,000 | +3.1% | At peak |
| Manahawkin | $589,000 | +4.2% | At peak |
| Bayville | $525,000 | +3.9% | At peak |
| Forked River | $500,000 | +3.5% | At peak |
| Point Pleasant | $731,000 | +7.5% | At peak |
| Beachwood | $459,000 | +3.2% | At peak |
Deadline and where to file
Toms River values are set by the local municipal tax assessor. Your petition must be received (not just postmarked) by the county board of taxation by April 1, or 45 days after the town finishes bulk mailing assessment notices, whichever is later. If the town did a municipal-wide revaluation or reassessment, the deadline is May 1. Burlington, Gloucester and Monmouth counties use January 15 (or 45 days after notices, whichever is later).
Reading this in fall 2026? The 2026 deadlines have passed. If you live in Burlington, Gloucester or Monmouth County, the next deadline is January 15, 2027 (or 45 days after your town's notices, if later), so it is close. Everywhere else, the next deadline is April 1, 2027, or 45 days after your 2027 notice, whichever is later. If your town did a revaluation or reassessment, it is May 1, 2027. Check your notice, because the exact date depends on when the town mailed it.
The Ocean County guide covers the full New Jersey appeal process: forms, fees, hearing levels and what happens next.
Building a Toms River case
The numbers above describe the typical Toms River home, not yours. Toms River is part of the New York-Newark-Jersey City metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Gather recent sales of similar homes nearby, ideally from before the October 1 valuation date, and attach them with Form A-1 Comp. Sale.
Get your Toms River appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your New Jersey appeal. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. New Jersey forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: NJ Division of Taxation, Local Property Tax appeals, NJ Form A-1 Petition of Appeal and instructions (4-25), NJ Courts, Tax Court local property tax. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.