Toms River · Beachwood · Manchester · the Barrier Island
Ocean County, explained properly.
Most buyers and sellers around here get a price and a promise. You get the assessment history, the permit record, the flood zone, the comps, and the municipality's actual inspection requirements — before you commit to anything.
Ben Campbell · Licensed Real Estate Salesperson, State of New Jersey · License #2673592 · Licensed with Crossroads Realty, Inc., Toms River NJ
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About Ben
I'm a New Jersey licensed real estate salesperson working out of Crossroads Realty, Inc. in Toms River, serving Ocean County — from the waterfront boroughs on the Toms River and Barnegat Bay, up through Manchester and Whiting, and out to the barrier island.
Ocean County is 33 municipalities, and no two of them ask for the same thing at closing. Beachwood wants a Certificate of Continued Occupancy, applied for about 60 days out. Toms River dropped its municipal CCO on resale but still requires a smoke inspection. Manchester has its own certificate and its own fee schedule. If you're told "you need a CO" as though it's one statewide rule, you're being given a shortcut.
My job is to get you the real numbers early, so the decisions you make in the first two weeks aren't guesses.
Listings
Active listings, updated from the MLS feed.
Listing content displayed through IDX is provided by the multiple listing service. Information deemed reliable but not guaranteed.
Thinking about selling?
A pricing opinion is worth what the underlying data is worth. Here's what goes into yours.
Assessment & tax reality
Your assessed value is not your market value, and last year's levy is not this year's tax. I'll pull the parcel record, the current general tax rate for your municipality, and any revaluation in progress, so the carrying cost in your listing is the real one.
Permits & improvements
Unpermitted work is the single most common thing that kills an Ocean County closing. I'll check the state permit record against what's physically there before we list, not after a buyer's attorney asks.
Flood, well & septic
Zone X, a Special Flood Hazard Area, private well, septic — each one changes your buyer pool and your insurance math. We'll know which applies to your parcel on day one.
Your town's closing requirements
Certificate of Continued Occupancy, smoke and CO certificates, fire extinguisher compliance, water testing. Every town differs, and lead time is the thing people run out of. We'll build the timeline backwards from your target closing date.
Buying
New Jersey doesn't use a standard statewide purchase contract with a cooling-off window you can lean on casually. Residential deals run on NJ Realtors® promulgated forms, and every one of them includes the three-business-day attorney review provision. It is real, it is narrow, and it runs on business days — not calendar days. It is not a free exit.
Practically: you'll want your attorney lined up before you make an offer, not after it's accepted. In New Jersey that's normal and expected, and it's the single best thing you can do to protect yourself.
I'll walk you through the diligence items that matter in Ocean County — flood zone and insurance pricing, well and septic, Pinelands restrictions, permit history, and the town's own certificate requirements — and I'll tell you plainly which ones are questions for your attorney or your lender rather than for me.
What clients say
Real reviews from real closings. Names used with permission.
Reviews are published only with the client's permission and are not edited to change their meaning.
Contact
Call or text is fastest. Email works too — I answer my own phone.
- Direct (732) 597-8882
- Email [email protected]
- Brokerage Crossroads Realty, Inc. — 81 E Water St, Toms River, NJ 08753
- Office phone (732) 244-4900
Broker's website: crossroadsrealtynj.com
Office hours by appointment. Crossroads Realty, Inc. is the broker through whom Ben Campbell is licensed; the number above is the brokerage's published office line.