1st Advantage MortgageAbout 81% of Ocean County homes are owner-occupied, and the median household income is $89,863. Use those as context only. A lender looks at your own documented income and debts; compare APR and total repaid on every Ocean County offer.
On this page
- Population and place: Ocean County
- Homes and rents, Ocean County
- The $89,863 median and what sits around it
- Ocean County industries and commutes
- Where Ocean County differs from the rest of New Jersey
- Neighboring counties at a glance
- Places inside Ocean County
- Ocean County residents: age, schooling, coverage
- Budget math at the Ocean County median
- Reading the Ocean County data as a borrower
- Checking a lender's license in New Jersey
- Four steps for Ocean County borrowers
- Nearby and statewide guides
- Frequently asked questions
Population and place: Ocean County
Ocean County is home to about 654,362 people, according to the Census Bureau's 2020 to 2024 American Community Survey, which makes it the 5th most populous of 21 county-level areas in New Jersey. Packed into 628 square miles, that is close to 1,041 residents for every square mile of land. For statistical purposes it belongs to the New York-Newark-Jersey City, NY-NJ metro area, as delineated by the Office of Management and Budget in July 2023. Of the 46 Census places inside Ocean County, Toms River leads by population with about 94,956; 19 of the 46 are incorporated.
Homes and rents, Ocean County
A typical Ocean County rental runs $1,755 a month including utilities, which is 2% above New Jersey. Rent takes 30% or more of income for 58% of renter households here. Home values center on $398,400, or 4.4 years of median income. The ownership rate is 81%. Half the housing stock was built before 1981. Against the median U.S. county, Ocean County rent is 100% above.
| Measure | Ocean County | New Jersey | Gap |
|---|---|---|---|
| Owners | 81% | 64% | +16.9 pts |
| Vacant units | 18% | 7% | +10.2 pts |
| Rent-burdened renters | 58% | 52% | +6.8 pts |
| Burdened owners | 34% | 32% | +2.1 pts |
| Median home value | $398,400 | $454,400 | 12% lower |
| Mobile homes | 2.1% | 0.9% | +1.2 pts |
| Median gross rent | $1,755/mo | $1,720/mo | 2% higher |
Ocean County owners: get one secured and one unsecured quote, then compare the total cost and what you would put up as collateral (side by side). With rent burdens at 58%, keep any Ocean County loan to the smallest amount that solves the problem.
The $89,863 median and what sits around it
At $89,863, the typical Ocean County household income is 37% above the median U.S. county ($65,681). Only 14 New Jersey counties post a higher median.
| Band | Ocean County | Compared with New Jersey |
|---|---|---|
| Under $35,000 | 17.9% | +1.1 pts |
| $35,000 to $99,999 | 36.6% | +4.9 pts |
| $100,000 to $199,999 | 31.3% | +1.4 pts |
| $200,000 or more | 14.2% | -7.4 pts |
About 18% of households earn under $35,000, while 45% clear $100,000. 10.5% of residents fall below the federal poverty line (statewide: 9.7%). The Gini index of income inequality is 0.450 (0 is perfect equality). For a borrower in Ocean County, the county median is only context: a lender looks at the income you can document, so pay stubs, benefit letters or tax returns matter more than any average.
Ocean County industries and commutes
Top Ocean County industry by residents employed: education and health care, 29%; second, retail trade, 12%. Education and health care stands out: 29% of workers here, versus 24% statewide. 5.4% of Ocean County's labor force reported being unemployed, averaged across 2020 to 2024. 23% of commuters travel 45 minutes or more each way, and 12% work from home. Only 6.0% of homes here go without a vehicle.
| Top industries | Ocean County share | +/- vs New Jersey |
|---|---|---|
| Education and health care | 28.6% | +4.3 pts |
| Retail trade | 12.5% | +2.0 pts |
| Professional and administrative services | 11.4% | -3.1 pts |
| Construction | 7.8% | +1.8 pts |
| Arts, lodging and food service | 7.6% | +0.3 pts |
| Finance, insurance and real estate | 6.4% | -2.2 pts |
A lender verifies what your own job pays. The county's industry mix tells you about the local economy, not about your application.
Where Ocean County differs from the rest of New Jersey
Out of every New Jersey county, Ocean County is most unusual on these measures.
- The share of renters paying 30% or more of income for rent: 58% in Ocean County, the highest of 21 in New Jersey. Make sure a consolidation loan lowers what you pay each month.
- On the housing vacancy rate, Ocean County sits near the top of New Jersey at 18%, 2nd highest of 21. High vacancy often reflects seasonal or second homes.
- Homeownership: 81% in Ocean County. Only 2 of 21 New Jersey counties are higher. An owner-heavy county means repairs are a common reason to borrow.
- Few New Jersey counties match Ocean County on the share of adults with a bachelor's degree: 34% here, 44% for the state, ranking 5th lowest of 21. Lenders weigh income and credit, not schooling.
Neighboring counties at a glance
Nearest neighbors first, measured between county centers (21 to 40 miles). 4 of the six report a higher median household income than Ocean County; Monmouth County is highest at $124,845 and Atlantic County lowest at $78,050.
| County | Miles | Median household income | Median rent | Homeownership |
|---|---|---|---|---|
| Ocean County | - | $89,863 | $1,755/mo | 81% |
| Burlington County, NJ | 21 mi | $108,111 | $1,745/mo | 76% |
| Monmouth County, NJ | 30 mi | $124,845 | $1,827/mo | 76% |
| Atlantic County, NJ | 34 mi | $78,050 | $1,376/mo | 69% |
| Mercer County, NJ | 37 mi | $100,645 | $1,623/mo | 62% |
| Camden County, NJ | 38 mi | $88,755 | $1,402/mo | 65% |
| Middlesex County, NJ | 40 mi | $111,549 | $1,871/mo | 64% |
Places inside Ocean County
The table lists the 14 largest of 46 Census places in Ocean County, by population. Together all 46 hold about 343,431 people, so roughly 48% of residents live outside any named place. Incomes vary by place: $181,667 at the median in Bay Head, $31,558 in Cedar Glen Lakes. Median rent ranges from $740 in Cedar Glen West to $2,793 in Lavallette. Names with links open a city guide. The other 45 places are covered here.
| Place | Type | Population | Median income | Median rent | From county center |
|---|---|---|---|---|---|
| Toms River | CDP | 94,956 | $100,137 | $1,731 | 10 mi |
| Lakewood | CDP | 69,585 | $56,968 | $1,718 | 16 mi |
| Point Pleasant | borough | 19,334 | $115,625 | $1,930 | 18 mi |
| Ocean Acres | CDP | 19,204 | $121,924 | $2,241 | 9 mi |
| Holiday City-Berkeley | CDP | 12,995 | $50,156 | $1,640 | 7 mi |
| Beachwood | borough | 11,088 | $106,858 | $2,335 | 5 mi |
| Pine Lake Park | CDP | 9,795 | $91,813 | $1,838 | 9 mi |
| Mystic Island | CDP | 8,259 | $78,714 | $1,893 | 22 mi |
| Crestwood Village | CDP | 7,830 | $38,091 | $1,146 | 8 mi |
| Leisure Village | CDP | 5,751 | $44,542 | $1,700 | 13 mi |
| Forked River | CDP | 5,196 | $91,493 | $2,170 | 5 mi |
| Beach Haven West | CDP | 5,120 | $119,394 | $1,702 | 13 mi |
| Point Pleasant Beach | borough | 4,855 | $141,716 | $1,820 | 19 mi |
| Holiday City South | CDP | 4,270 | $51,660 | $1,821 | 6 mi |
Ocean County residents: age, schooling, coverage
In Ocean County, 34% of adults have at least a four-year degree (44% in New Jersey). About 4% go without health insurance.
| Measure | Ocean County | Gap to New Jersey | Gap to typical U.S. county |
|---|---|---|---|
| Median age | 41.2 | +1.1 yrs | -0.3 yrs |
| Bachelor's or higher | 34.4% | -9.2 pts | +12.3 pts |
| No high school diploma | 6.5% | -2.8 pts | n/a |
| No health insurance | 4.1% | -3.4 pts | -3.7 pts |
| No vehicle | 6.0% | -5.1 pts | +0.6 pts |
| Work from home | 12.5% | -4.3 pts | +3.8 pts |
| Poverty rate | 10.5% | +0.8 pts | -2.7 pts |
| Unemployment (ACS) | 5.4% | -0.9 pts | +1.0 pts |
| Trip time | Share |
|---|---|
| Under 15 min | 25.1% |
| 15 to 29 min | 33.0% |
| 30 to 44 min | 19.0% |
| 45 to 59 min | 8.6% |
| 60+ min | 14.2% |
Budget math at the Ocean County median
Ocean County at the medians, through a lender's eyes (what DTI means):
- Median income divided by twelve: $7,489 before taxes
- Housing at the median rent of $1,755 uses 23%
- At 36%, room after rent is $941 a month
- Under a 43% cap, $3,220 total minus rent leaves $1,465
Homeowners in Ocean County should swap in their mortgage, taxes and insurance for rent.
Reading the Ocean County data as a borrower
What the Ocean County figures suggest, and what to check first:
- Car trouble. For Ocean County drivers (23% with 45-minute-plus trips), price the repair against the car's value first.
- Strong-credit shopping. Many Ocean County households (45%) earn six figures; prequalify with several lenders at once.
- Tight rental budgets. With 58% of Ocean County renters cost-burdened, test a new payment against a lean month.
Checking a lender's license in New Jersey
The New Jersey Department of Banking and Insurance is the place to verify any lender's New Jersey license. Federal complaints: consumerfinance.gov. Statewide data and rules: New Jersey guide.
Four steps for Ocean County borrowers
Quick steps for Ocean County:
- Know the exact dollar figure you need before talking to a lender.
- Compare the total repaid on every offer, not just the payment.
- Verify the New Jersey license before giving out your Social Security number.
- Pick the shortest term whose payment still fits.
Nearby and statewide guides
Guides that cover parts of Ocean County:
Frequently asked questions
How much do households in Ocean County earn?
The median is $89,863; 45% earn $100,000 or more and 18% under $35,000. A lender uses your own documented income, not this figure.
Is Ocean County expensive for renters?
Median rent is $1,755 against $1,720 statewide, and 58% of renter households are cost-burdened.
Is home equity cheaper than a personal loan in Ocean County?
Often, because the home secures it. With 81% of Ocean County homes owner-occupied, weigh that lower cost against the risk to the house.
What are the biggest places in Ocean County?
By population: Toms River, Lakewood, Point Pleasant, Ocean Acres, Holiday City-Berkeley. The county has 46 Census places in all.
Will a Ocean County address affect my match?
Beyond confirming New Jersey as your state, no. Your answers about amount, credit, income and payments are all that count.