Understanding NJDEP’s REAL Rule: What It Means for New Jersey Shore Property Owners

The New Jersey Department of Environmental Protection (NJDEP) has proposed the Resilient Environments and Landscapes (REAL) rule—an ambitious update to the state’s flood hazard, coastal, and stormwater regulations. The goal is to prepare for future flooding and sea-level rise while guiding smarter, safer development along New Jersey’s coastline.

What the REAL Rule Does

The REAL proposal introduces new standards such as:

A Climate-Adjusted Flood Elevation (CAFE)—requiring some coastal properties to build up to four feet above FEMA’s base flood level.
Creation of an Inundation Risk Zone (IRZ)—areas projected to flood regularly by the year 2100.
Updated stormwater and redevelopment requirements that expand the reach of NJDEP review.

How It Affects Shore Real Estate

If you buy, sell, or build in towns like Forked River, Lacey, Barnegat, Toms River, Seaside, Brick, or Long Beach Island, the new rules could influence:

Building design and construction costs
Permitting timelines and review requirements
Insurance premiums and property values

Early site evaluation will be key. Checking both NJDEP’s REAL Mapping Tool and FEMA flood maps can help determine if a property falls within a higher-risk area.

Stay Informed

The REAL rule is still in the proposal phase, with changes expected before final adoption in 2026. Coldwell Banker Riviera Realty will continue monitoring these developments to keep our clients and agents informed.

Disclaimer: This article is for informational purposes only and does not constitute legal, engineering, or environmental advice. For property-specific guidance, please consult a qualified professional.

Download NJDEP REAL RULE OVERVIEW Flyer