Paradise Point, Forked River NJ: Inside the Barnegat Bay New-Construction Waterfront Community

Most of Forked River's waterfront housing was built decades ago, which is why brand-new construction on the water is scarce and sought-after. Paradise Point is the town's answer: a small, exclusive community of twenty-four luxury riverfront homes on newly cut streets and cul-de-sacs, built by a local builder with high-end finishes — gas fireplaces, quartz counters throughout, ten-foot ceilings, hardwood floors — included as standard rather than upsold. Lots run from roughly a third of an acre to well over an acre, many with approved docks sized for a real boat. The community has been delivering in stages, with some homes finished and others still projected through 2026, so a buyer can often choose between a completed home and one still taking shape. For the buyer who wants the water lifestyle without inheriting an aging house — new systems, a builder's warranty, and a modern floor plan — Paradise Point is close to one of a kind in this market. But "new" doesn't erase the waterfront diligence; it just changes which boxes you check.

Paradise Point is a new-construction waterfront community of twenty-four homes in the Forked River section of Lacey Township, developed on multiple newly created streets and cul-de-sacs that give it a private, self-contained feel rather than scattered infill lots. It's marketed as the work of a local builder, Arya Properties, positioned deliberately at the luxury end — the sales pitch is that finishes most builders treat as costly upgrades come standard here. Lot sizes vary widely, from around three-tenths of an acre up past a full acre, and the waterfront lots front the river and lagoon system with docks — several listings cite approved or proposed T-docks in the 55-to-59-foot range — putting a real boat within reach of open water. Rather than releasing all two dozen homes at once, the builder has delivered them in phases: some are finished and available now, while others have carried projected completion dates running through 2026. Tours are run from the community's model home. The net effect is a rare thing in Forked River — a cluster of genuinely new houses on the water, with the privacy of a planned enclave.

The community is built around a handful of model designs, giving buyers a menu rather than a single template. The Madison is the workhorse — a four-bedroom, two-and-a-half-bath layout around 3,500 square feet, with a walk-up finished attic adding roughly 558 square feet of bonus living space and, on many lots, a private balcony overlooking the water. The Cambridge III steps up to five bedrooms and four full baths for larger families, and the Nautilus offers a four-bedroom, three-and-a-half-bath configuration; other designs and re-designs have appeared as the community has built out. What unifies them is the finish level marketed as standard: a gas fireplace, ten-foot ceilings on the first floor of most models, crown molding and millwork detailing, quartz countertops throughout, hardwood flooring on the main level, center-island kitchens with stainless appliances, and owner's suites with walk-in closets and covered balconies. The waterfront lots pair those interiors with vinyl bulkhead and dock infrastructure. For a buyer used to touring 1960s ranches with galley kitchens and low ceilings, the contrast is the entire point.

New construction solves the biggest headaches of an older lagoon home — you're not inheriting sixty-year-old wiring, a tired bulkhead, or a kitchen from another era, and a transferable builder's warranty backs the work. Modern builds also arrive already elevated to current standards, which matters enormously on the water: a home built to today's flood-mitigation requirements, with living space raised and the ground level used for the garage, typically insures far more affordably than a low, slab-on-grade older house — a dynamic we unpack in full in our Forked River flood-insurance guide. But "new" shifts the diligence rather than removing it. On a to-be-built or recently completed waterfront home, you'll want to confirm the specifics that matter here: the dock permit and approved dock length (several Paradise Point lots cite approved T-docks, but confirm yours), the bulkhead warranty, the actual elevation and flood zone of the finished structure, the builder's warranty terms and what they cover, and — for a home still under construction — the contract's completion timeline, allowances, and change-order language. The staggered delivery is a feature and a caution: a finished home lets you see exactly what you're buying, while an in-progress one lets you influence finishes but carries construction-timeline risk. Both are legitimate; they demand slightly different questions.

On any new waterfront build, get the elevation certificate for the finished home and an actual flood-insurance quote before you close — don't assume "it's new, so it's fine." New construction is usually well-elevated, which often means a lower premium, but you want that confirmed in writing and reflected in your budget, not assumed. The same goes for the dock: confirm the approved length and configuration for your specific lot, since that's what determines how much boat you can actually keep. New homes reward buyers who verify the water-specific details as carefully as they admire the quartz counters. Browse current Forked River listings to see what's available now.

See the riverfront setting these new homes are built into — the lagoons, the docks, and the run to Barnegat Bay — in our Above the Streets Forked River feature.

"New construction on a Forked River lagoon scratches an itch a lot of my buyers have — they want the water and the boat, but they don't want to spend their first two years renovating a house from 1962. A community like Paradise Point hands them a modern, elevated home with a warranty and a dock. My only caution is the one I give on every waterfront deal: verify the flood number and the dock permit on the actual house. New doesn't mean you skip the homework — it means the homework is easier to pass."

— Anthony Licciardello, Broker, The Prodigy Team

Every guide on this site is part of a system: town-by-town content clusters, dedicated neighborhood pages, and cross-state marketing engineered for one outcome — putting your New Jersey listing in front of the motivated New York families already searching for it. I'm Anthony Licciardello, Broker of The Prodigy Team — a former Director of Community Affairs in the Bloomberg Administration and a member of the Staten Island Growth Management Task Force — and whether it's a brand-new build or a 1960s lagoon ranch, the waterfront diligence is where we protect our buyers. Reading a dock permit and a flood number correctly is the job.

Our Above the Streets cinematic drone series extends that reach — aerial storytelling that markets entire towns, not just listings, with audience performance exceeding industry benchmarks for real estate media.

Anthony Licciardello · Broker, The Prodigy Team · 718-873-7345

We'll walk Paradise Point — or any Forked River new build — with you, and pressure-test the dock, the elevation, the warranty, and the price against the wider market before you commit.

See Why Sellers Choose Us

What is Paradise Point in Forked River, NJ?

Paradise Point is a new-construction waterfront community of 24 luxury homes in the Forked River section of Lacey Township, built by a local builder on newly created streets and cul-de-sacs. Homes sit on lots ranging from roughly 0.3 to over 1 acre, many with riverfront docks, and feature high-end finishes as standard. The community has delivered in phases, with some homes finished and others projected to complete through 2026.

What home models does Paradise Point offer?

Designs have included the Madison (a 4-bedroom, 2.5-bath plan around 3,500 square feet with a walk-up finished attic), the Cambridge III (5 bedrooms, 4 baths), and the Nautilus (4 bedrooms, 3.5 baths), among other and re-designed plans. Standard finishes are marketed to include a gas fireplace, ten-foot first-floor ceilings on most models, quartz countertops, hardwood floors, center-island kitchens, and owner's suites with balconies. Confirm current availability and specifications directly.

Are homes still available at Paradise Point, and what do they cost?

Because the community has built out in stages, availability changes — some homes have been finished and sold while others were still projected to complete through 2026. Pricing on luxury new-construction waterfront moves with the specific lot, model, and dock, and isn't well captured by a single figure. The most reliable approach is to check current listings and ask for up-to-date pricing and remaining inventory rather than relying on a static number.

Is buying new construction on the water safer than an older home?

In important ways, yes — you avoid aging systems and an old bulkhead, you get a transferable builder's warranty, and modern homes are built elevated to current flood standards, which often lowers insurance costs. But you still need to verify the water-specific details on the actual home: the finished elevation and flood-insurance quote, the approved dock length and permit, the bulkhead warranty, and, for a to-be-built home, the contract's completion timeline and allowances. New construction changes the diligence checklist rather than eliminating it.

The Forked River Waterfront Buyer's Guide
Forked River NJ Homes for Sale
Flood Insurance on the Barnegat Bay Lagoons
How We Sold 1011 Neosho Drive for a Record Price