Anthony Licciardello | August 15, 2026
Toms River, NJ
Search "Silverton, Toms River" and you'll get listings from $260,000 to just under a million, in a place whose modeled median runs about $655,000 — roughly thirty percent above the township as a whole. Those numbers aren't contradictory. They're describing at least three different housing markets that happen to share one place name: an established conventional neighborhood, an adjacent age-restricted community, and a waterfront tier. Knowing which one a listing belongs to is the entire skill of buying here.
Three things. The place: Silverton occupies the bay side of northeastern Toms River, running toward the Brick township line — a coastal neighborhood by definition, dating to 1954, whose housing stock layered in over seventy years, with many residences built between 1970 and 1999 over a 1950s core, in sizes running from about 644 to more than 5,000 square feet and predominantly owner-occupied. The price: modeled analysis puts Silverton's median real estate price near $654,719 — roughly thirty percent above the verified township median of about $505,000, and consistent with a larger-home, water-adjacent neighborhood — though we grade that single modeled source INDICATIVE rather than treating it as transactional fact. The trap: immediately adjacent sits Holiday City at Silverton, an age-restricted community whose modeled median runs near $335,470, with Silver Ridge North nearby around $372,623. That is nearly a two-fold spread inside a single place name, separated by deed restriction rather than distance — and it is why comparing two "Silverton" listings without first establishing which market each belongs to produces conclusions that are simply wrong.
Silverton is one of the six submarkets identified in our Toms River township guide — and, fittingly for this township, it contains submarkets of its own. Figures here carry their sources and grades; neighborhood-level data is thinner and more modeled than township data, and we label it accordingly.
Silverton sits on the bay side of northeastern Toms River, running up toward the Brick township line — classified as a coastal neighborhood because it fronts bay and inlet water, and suburban in density. The community dates to 1954 and has developed continuously since, which is the key to reading its housing stock: a mid-century core surrounded and infilled by later construction, with many residences built between 1970 and 1999.
The stock itself skews substantial and stable: medium three- and four-bedroom to large four-, five-, and more-bedroom single-family homes, alongside some apartment inventory, and predominantly owner-occupied. Sizes run an enormous range — roughly 644 to over 5,000 square feet — and active listings in the area show exactly the layering you'd expect, with homes built in 1955, 1959, and 1971 on lots from about 0.18 to 0.32 acres sitting in the same search results. That vintage spread is the first thing to establish about any Silverton listing: a 1955 ranch and a 1990s colonial in the same neighborhood carry different systems, different layouts, different renovation histories, and different buyer pools.
Modeled neighborhood analysis puts Silverton's median real estate price at approximately $654,719, describing it as more expensive than 56% of New Jersey neighborhoods, with an average rental price near $4,351 — higher than about 83% of New Jersey neighborhoods. Set against the verified township median sale price of roughly $505,000 from our forensic market report, that implies a Silverton premium of roughly 30% — entirely plausible for a coastal, larger-home, owner-occupied neighborhood.
But we grade it INDICATIVE, and here's why that matters. That figure is a modeled median from a single analytical source — not a transactional median drawn from recorded sales. Neighborhood-level data is inherently thinner than township data, and modeled values incorporate homes that never trade. Use $655,000 as a directional statement that Silverton carries a real premium; use matched comparable sales to price any actual house.
Active listings in and around the neighborhood reinforce the width of the range — recent examples have spanned from roughly $260,000 for a small two-bedroom to $999,000 for acreage, with plenty in between. One data-quality warning: at least one national listing portal has published a Silverton "median list price" of $0 while simultaneously reporting active listings — an obvious calculation artifact, and a reminder that neighborhood-level figures deserve more scrutiny than township ones, not less.
This is the chapter that saves buyers money. Three distinct markets carry the Silverton name or sit inside its search radius:
The conventional, unrestricted neighborhood: larger single-family homes, mostly owner-occupied, 1950s through 1990s vintage, coastal setting. This is the market the premium describes.
An age-restricted community of nearly 1,600 single-family and duplex homes from the early 1970s, with lakes and private docks, a clubhouse, pool, bocce, and miniature golf. Roughly half the price of Silverton proper — because it's a different product under a different deed restriction, not because it's a worse location. Detailed in our 55+ communities guide. Nearby Silver Ridge North models around $372,623.
Silverton's lagoon and bayfront streets, along with adjacent Green Island, trade on bulkhead footage, dock and lift, and how directly the slip reaches open bay — a valuation system covered fully in our waterfront guide. A modest ranch here can outprice a larger inland home several blocks away.
How to tell which you're looking at, in under five minutes: check whether the listing carries an age restriction and association (that settles market two immediately), then check whether the lot has water frontage with a bulkhead or dock (that settles market three). What's left is Silverton proper. Every comparison you make after that will be sound; every comparison you make before it will be noise.
In Silverton, an automated estimate is averaging three different markets. Yours isn't the average.
Get a valuation comped within your actual market — conventional, age-restricted, or waterfront — and matched on vintage and condition, backed by the New York metro buyer pool we bring to every listing.
Buyers: establish the market first (Chapter III), then the vintage — a 1955 home and a 1995 home here need different inspections and carry different renovation math. If the property is water-adjacent, add the bulkhead, tidelands, and dock-permit file from our waterfront guide and the zone check from our flood guide — this is a coastal neighborhood by classification, and much of it sits near water. And because Silverton runs up toward the Brick line, confirm the taxing municipality from the tax record: as our Toms River vs. Brick comparison documents, that line is worth thousands of dollars a year.
Sellers: your competition is not "Silverton" — it is homes of your vintage, your size, and your water status. A well-updated larger home in the conventional neighborhood should never be marketed against age-restricted comps a quarter mile away, and a waterfront property should be marketed on its water first. The premium here is real; capturing it requires saying explicitly, in the listing, which Silverton the buyer is looking at. Full township context sits in our complete guide, and current inventory on our listings page.
When an automated valuation tool gives you a number for a Silverton address, assume it's wrong until you know which of the three markets it sampled from. These models work by pulling nearby sales — and in this neighborhood, "nearby" can mean an age-restricted home at half the price or a lagoon-front home at double it, sometimes within the same few blocks. That's how a perfectly reasonable algorithm produces a badly wrong estimate. The fix is simple and takes one question: which comparable sales did this use, and were they the same product? Sellers who don't ask it list low. Buyers who don't ask it offer high.
"Silverton is my favorite example of why this township defeats automated pricing. You can stand on one street and be looking at a nineteen-fifties ranch, a nineteen-nineties colonial, an age-restricted community, and a lagoon with boats behind the houses — four different markets inside a five-minute walk, all wearing the same name on a map. I've seen estimates miss by two hundred thousand dollars in both directions here. So the first question I ask about any Silverton listing isn't what it's worth. It's what it is. Answer that and the value becomes obvious."
— Anthony Licciardello, Broker, The Prodigy Team
Neighborhood-level pricing in markets that defeat automated models is the analytical core of my practice: I'm Anthony Licciardello, Broker of The Prodigy Team — dual-licensed in New York and New Jersey, a former Director of Community Affairs in the Bloomberg Administration, and a leading broker for cross-border New York–New Jersey transactions, bringing the New York market to New Jersey sellers.
Our Above the Streets cinematic drone series shows exactly where one market ends and the next begins — with audience performance exceeding industry benchmarks for real estate media.
Anthony Licciardello · Broker, The Prodigy Team · 718-873-7345
We identify which market your property belongs to, then price it against the right comps — not the neighborhood average.
Where is Silverton in Toms River?
Silverton occupies the bay side of northeastern Toms River, running toward the Brick township line. It's classified as a coastal neighborhood because it fronts bay and inlet water, and it dates to 1954, with housing added continuously since — many residences built between 1970 and 1999 over a 1950s core, in sizes ranging from about 644 to more than 5,000 square feet.
How much do homes cost in Silverton?
Modeled analysis puts Silverton's median real estate price near $654,719 — roughly 30% above the verified township median of about $505,000 — with average rentals near $4,351. We grade that INDICATIVE because it's a single modeled source rather than a transactional median. Active listings in and around the neighborhood have ranged from roughly $260,000 to $999,000, reflecting three distinct markets under one name.
Why do Silverton listings vary so widely in price?
Because at least three markets share the name or the search radius: Silverton proper (conventional single-family, modeled near $654,719), the adjacent age-restricted Holiday City at Silverton (modeled near $335,470, with Silver Ridge North around $372,623), and the waterfront tier priced on bulkhead footage and bay access rather than square footage. Check for an age restriction and for water frontage, and the picture resolves immediately.
What should I check before buying in Silverton?
Which of the three markets the property belongs to; the build vintage, since a 1955 home and a 1995 home carry different systems and renovation math; flood zone and elevation, as this is a coastal neighborhood; the bulkhead, tidelands, and dock-permit file if the lot has water frontage; and the taxing municipality from the tax record, since Silverton runs toward the Brick line and the tax rates differ materially.
The Route 9 Corridor — Five Boroughs, Six Cores
Toms River vs. Jackson — The $4,900 Question
The Toms River Rental Market — What the Data Gets Wrong
New Construction in Toms River — Three Pipelines
Moving to Toms River — The Complete Township Guide
Toms River Waterfront — The Bayfront & Lagoon Guide
Toms River 55+ Communities — The Complete Buyer's Guide
Toms River Home Prices — The Forensic Market Report
Toms River Flood Zones — The Township-Wide Guide
Toms River vs. Brick — Same Price, Different Cost
Toms River Homes for Sale — Browse Current Listings
Neighborhood details as of publication for the Silverton area of Toms River Township, Ocean County, NJ, from the sources noted: NeighborhoodScout's Silverton profile reporting a median real estate price of approximately $654,719 — described as more expensive than 56.0% of New Jersey neighborhoods and 76.0% of U.S. neighborhoods — and an average rental price of approximately $4,351, described as higher than 83.4% of New Jersey neighborhoods; the same source characterizing Silverton as a suburban-density, coastal neighborhood whose real estate is primarily medium (three or four bedroom) to large (four, five or more bedroom) single-family homes along with apartment inventory, mostly owner occupied, with many residences built between 1970 and 1999; Neighborhoods.com reporting that the community dates back to 1954 and that home sizes range from approximately 644 to 5,018 square feet; active listing samples showing homes built in 1955, 1959, and 1971 on lots of approximately 0.18 to 0.32 acres; NeighborhoodScout modeled medians of approximately $335,470 for Holiday City at Silverton / Holiday City and approximately $372,623 for Silver Ridge North / Berkeley; Holiday City Silverton described elsewhere as comprising nearly 1,600 single-family and duplex homes from the early 1970s with lakes and private docks, a clubhouse, outdoor pool, bocce, and miniature golf; and listing examples in and around the neighborhood ranging from approximately $260,000 to $999,000. Township comparison figures per our forensic market report: a Redfin median sale price of approximately $505,000 for the three months ending May 2026. Modeled neighborhood medians are analytical estimates rather than transactional medians drawn from recorded sales, incorporate homes that do not trade, and are graded INDICATIVE here accordingly; neighborhood-level data is thinner and less reliable than township-level data. One national listing portal was observed publishing a Silverton "median list price" of $0 alongside active listings, an evident calculation artifact noted here as a data-quality caution. Neighborhood boundaries are informal and vary by source; community classifications, age restrictions, association rules, flood designations, and taxing municipality must be verified for any specific property. No value, price, rent, or outcome is promised. This is general information and market commentary, not legal, tax, appraisal, or investment advice — verify all current details with Toms River Township, the relevant associations, and your own professionals before buying or selling.
Prodigy Real Estate is an innovative real estate company offering high-end video production, home valuation services, purchasing, and home sales. Serving New York and New Jersey.
