Trying to choose between Toms River and Brick for your next move? You are not alone. Both Ocean County towns sit along the Barnegat Bay corridor and offer classic Jersey Shore living with everyday convenience. The right fit comes down to how you live: commute, waterfront access, HOA comfort, and the mix of services you want nearby. In this guide, you will compare the core differences, see how each town aligns with common buyer priorities, and leave with a clear checklist. Let’s dive in.
Quick feel for each town
Toms River is the county seat with a larger municipal footprint, major retail corridors, and more diverse housing types. You find single-family homes, condos, and some multi-unit options across older neighborhoods and newer subdivisions.
Brick feels strongly suburban with many single-family neighborhoods and a notable share of canal and bayfront homes. If your ideal weekend includes a backyard dock and time on the bay, Brick’s layout supports that lifestyle.
Bottom line: choose Toms River if you want centralized services and varied housing, or choose Brick if you want everyday suburban living with strong boating access.
Housing and neighborhoods
Types and styles
- Toms River offers a broad mix: historic pockets, mid-century streets, newer subdivisions, and condominium communities. You will also see some housing close to civic and commercial hubs.
- Brick leans single-family with many ranch and raised-ranch styles, plus canal and bayfront homes with private docks. Planned subdivisions and some condo options round out the mix.
Both towns include mid-20th century homes alongside 1980s–2010s construction. In either market, proximity to water, condition, and flood exposure heavily influence pricing and demand.
HOAs and community rules
- Brick tends to have more HOAs in canal subdivisions and planned waterfront enclaves. These often manage bulkheads, common areas, docks, and community standards.
- Toms River has a mixed picture: many older neighborhoods have no HOA, while newer subdivisions and condo communities may have one. Public services cover more needs in some areas.
If you are considering an HOA neighborhood, ask for governing documents, fee schedules, reserves, and any history of special assessments before you write an offer.
Beaches and waterfront life
Boating and bay access
Brick’s canal and bayfront communities make getting on Barnegat Bay straightforward. Many homes have private docks or quick marina access, which supports boating, fishing, and bay recreation.
Toms River also has bay-access neighborhoods and several parks and preserves near the water. Ocean County offers a wide park network you can explore through the county’s parks and recreation resources. For a sense of regional facilities, review the Ocean County Parks & Recreation site at the Ocean County Parks portal.
Ocean beaches and boardwalks
Barrier island beaches like Seaside, Ortley Beach, and Lavallette are a short drive from many neighborhoods in both towns. If frequent boardwalk time is a priority, compare the exact neighborhood location and drive routes to the beach access points you plan to use most.
Commute and transit
Driving routes
Both towns have relatively direct access to major corridors, including connections to the Garden State Parkway and state routes that lead north to metropolitan job centers or west to central New Jersey. Your actual time will vary by neighborhood, departure window, and destination.
Bus and rail options
For New York City commuters, bus service is common, with routes that connect to regional hubs. Rail commuters generally drive to nearby North Jersey Coast Line stations. Check current schedules and park-and-ride options directly with NJ Transit before you finalize your plan. NJ Transit also provides details on parking locations and availability at Park & Ride.
Practical commute tips
- Compare door-to-door travel from the specific address, not just town-to-city estimates.
- Factor in parking availability at stations and park-and-ride lots.
- Test the route during your typical commute window to gauge congestion at key Parkway exits.
Everyday conveniences
Shopping and services
Toms River has larger retail centers with multiple big-box stores, groceries, and services in concentrated corridors. It supports efficient one-stop errands. Brick offers neighborhood shopping plazas, local shops, and groceries, with residents often driving to nearby towns for certain big-box or specialty stores.
Schools
- Toms River is served by the Toms River Regional Schools, a large district with multiple schools and program options.
- Brick is served by the Brick Township Public Schools, which includes multiple elementary, middle, and high schools.
School performance and offerings vary by campus. For a neutral, data-focused review, explore the New Jersey School Performance Reports and confirm school assignments for the exact property address.
Healthcare and parks
As county seat, Toms River hosts larger medical facilities and urgent care options in town. Brick offers medical offices and convenient access to regional hospitals nearby. Both towns feature marinas, fields, and public spaces. For countywide recreation, browse parks and programs through the Ocean County Parks & Recreation site.
Costs, risks, and regulations
Flood risk and insurance
Flood exposure is a key consideration in canal, bayfront, and low-lying areas throughout both towns. Flood insurance, elevation certificates, and past claims can materially affect your total cost of ownership. Before you write an offer, check a property’s FEMA flood zone at the FEMA Flood Map Service Center and obtain quotes for flood coverage.
Property taxes and recurring fees
New Jersey property taxes are generally high relative to national averages. Budget for municipal and school levies based on assessed value. In HOA communities, add monthly or quarterly dues. Waterfront buyers should also plan for dock and bulkhead upkeep where applicable.
Renovations and permitting
Waterfront work like dock installations and bulkhead projects often requires approvals beyond the town level. Expect municipal, county, and state coastal permitting, with possible federal review for some projects. Review local processes on the Toms River Township and Brick Township websites, and confirm requirements before you set timelines or budgets.
Which fits your move?
Quick buyer profiles
- Commuter to NYC seeking simpler transit: Toms River can offer more centralized services and access points, but always compare door-to-door times from the specific address using current NJ Transit schedules.
- Boating and dock lifestyle: Brick’s canal and bay neighborhoods typically offer stronger dock access and marina culture.
- Budget-conscious daily convenience: Both towns work. Toms River’s larger retail base can simplify errands.
- Lower maintenance with less flood exposure: Favor inland, higher-elevation neighborhoods in either town and confirm flood maps before touring.
- Downsizing and 55+: Both towns include condo and adult-community options. Consider walkability, medical access, and proximity to your daily needs. Toms River’s larger services footprint may be a plus.
Your pre-tour checklist
- Confirm commute time from the exact address using live maps and posted transit schedules.
- Check FEMA flood zone and ask for elevation certificates and any flood-claim history.
- Request HOA documents, fee schedule, reserves, and any special assessments.
- Confirm school assignment by address and review state performance reports.
- For waterfront homes, inspect bulkheads, pilings, drainage, and salt-air wear.
- Review recent assessments and property tax records for trend context.
- Verify utilities and any local infrastructure or resiliency projects that could affect the property.
Ready to narrow your list and start touring the right streets first? Reach out to Dominick Leone for local guidance, a customized search, and on-the-ground insights that match your lifestyle and budget.
FAQs
What are the biggest lifestyle differences between Toms River and Brick?
- Toms River offers more centralized services and diverse housing, while Brick emphasizes suburban single-family living with stronger canal and bayfront access for boaters.
How close are Toms River and Brick homes to ocean beaches?
- Both towns are a short drive to barrier island beaches like Seaside and Ortley; exact drive time depends on the neighborhood’s location and your preferred beach access point.
What should I know about HOAs in Brick and Toms River?
- HOAs are more common in Brick’s canal and planned communities and in newer or condo areas of Toms River; always review fees, rules, reserves, and recent assessments.
How do I evaluate flood risk before making an offer near the bay?
- Look up the address on the FEMA Flood Map Service Center, request the elevation certificate, and get flood insurance quotes early in your process.
What are the public transit options for NYC commuters from these towns?
- Many residents use NJ Transit buses or drive to North Jersey Coast Line stations; confirm current routes and parking at NJ Transit.
Where can I find neutral information about local schools in both towns?
- Start with district sites for Toms River Regional Schools and Brick Township Public Schools, then review the New Jersey School Performance Reports for data-focused insights.
