Ocean City, NJ Neighborhoods · Bay Side, Mid-Island
The Riviera, Ocean City NJ: Lagoon & Bayfront Homes
The Riviera in Ocean City, NJ is the island's boating neighborhood: custom homes set on quiet man-made lagoons off Great Egg Harbor Bay, many with their own docks and boat slips. Owners can tie up behind the house, head out to the bay and the ocean, and still bike to the beach and boardwalk.
Where the Riviera is
The Riviera sits on the bay side of the island, generally from 16th Street to 23rd Street along Great Egg Harbor Bay; the city's planning documents draw it a little wider, from about 14th Street. Its streets wind around a series of lagoons, with names such as Venetian Bayou, Carnival Bayou and Midway Harbor, and island-themed lanes like Barbados, Grenada and Tobago.
Riviera homes and prices
Most Riviera homes are single-family houses on bulkheaded lagoon or bay lots, with a mix of custom new construction and well-kept homes from earlier decades. Open-bayfront homes have long sunset views across the bay toward Somers Point; lagoon-front homes trade the open view for calmer water and protected docking. A smaller number of townhomes and condos, some with deeded or rentable slips, offer a lower-cost way into the neighborhood.
| Home type | Typical size | Recent price range |
|---|---|---|
| Open-bayfront single-family | 2,300 - 4,400+sq ft | $3,600,000 - $6,000,000 |
| Lagoon-front single-family | 2,400 - 3,100 sq ft | $3,000,000 - $4,800,000 |
| Interior (non-water) single-family | 2,500 - 3,000+ sq ft | $1,600,000 - $2,700,000 |
| Waterfront townhome / condo | 1,200 - 2,000 sq ft | $1,700,000 - $3,000,000 |
Closed sales, South Jersey Regional MLS, 2026.
What to check on a Riviera waterfront home
On the water, the dock matters as much as the house. Before you make an offer, know:
- Bulkhead age and condition: replacement is a major cost, so ask when it was last done and get it inspected.
- Slips and depth: number and length of slips, lifts, and water depth at low tide for the boat you own or plan to buy.
- Route to open water: distance and any bridges between the lagoon and the bay.
- Permits: whether docks and lifts are properly permitted.
Flood zones and elevation in the Riviera
As a bay-side, lagoon-front neighborhood, most of the Riviera is in an AE flood zone and can see tidal flooding during storms and very high tides. Newer homes are generally built well above base flood elevation; older homes vary. Every Riviera home we show comes with its flood zone, elevation certificate review and an insurance estimate.
How flood zones work in Ocean City, NJ
Getting around
- By boat: Lagoons open onto Great Egg Harbor Bay, with the inlet and ocean beyond.
- Beach and boardwalk: About 3 -5 minutes by bike.
- Asbury Avenue shops and dining: About 3 - 5 minutes by bike.
- Summer events: The bay hosts Ocean City's Night in Venice boat parade, and waterfront homes have front-row seats.
Rental demand
Riviera homes with slips attract renters who bring their boats, a smaller but loyal market. Larger waterfront homes typically rent for $5,000 - $10,000 a week in peak season. Ocean City requires a city rental license for any rental.
Riviera homes for sale
Waterfront homes in the Riviera come up rarely and often sell to neighbors, friends of owners or buyers already waiting. Our private list is the best way to hear about them first.
Riviera FAQ
Where is the Riviera in Ocean City, NJ?
The Riviera is on the bay side of Ocean City, generally from 16th Street to 23rd Street along Great Egg Harbor Bay. Its homes sit along a series of man-made lagoons.
Do Riviera homes have boat slips?
Many do. Most lagoon-front and bayfront homes in the Riviera have docks, and many have one or more boat slips or lifts. Check slip length and water depth for your boat before you buy.
What do waterfront homes cost in the Riviera?
Waterfront single-family homes in the Riviera recently sold for about [[FILL: $ – $]]. Open-bayfront homes sit at the top of that range.
Can you walk to the beach from the Riviera?
The beach and boardwalk are a short bike ride from most Riviera homes. Buyers here usually trade beach-block convenience for life on the water.
Are Riviera homes in a flood zone?
Yes. Most of the Riviera is in an AE flood zone and can see tidal flooding. Check each home's elevation certificate, flood history and bulkhead condition before you buy.
Looking in the Riviera?
Send us a Riviera address, or just your boat and your must-haves, and we'll return a Fit Brief covering elevation, flood zone, bulkhead, slips and insurance before you tour.
Request a Riviera Fit Brief