CAFRA in New Jersey: What Landowners Need to Know Before They Sell
CAFRA is New Jersey’s Coastal Area Facility Review Act. It requires a state permit for many kinds of building in the coastal zone, and whether your land needs one depends mostly on how close it is to tidal water and how many homes would be built. A lot on a beach or dune always needs one. Land within 150 feet of tidal water often does. Farther inland, a CAFRA permit usually comes into play only for larger projects, such as 25 or more homes. To get a formal answer for a specific parcel, NJDEP issues a Coastal Jurisdictional Determination.
Here is how the rule works, what it means for the value of coastal land, and what to check before you sell.
This is general information, not legal or engineering advice. NJDEP and a licensed engineer or attorney have the final word on a specific parcel.
What is the CAFRA area?
The CAFRA area is the part of New Jersey’s coast where the Coastal Area Facility Review Act applies. NJDEP’s coastal zone program covers parts of 17 counties and 239 municipalities, and a permit is needed for construction there under most circumstances. Ocean, Atlantic, Cape May and parts of Monmouth and other counties fall within it.
If you are not sure whether your land is in the CAFRA area, NJDEP’s online mapping tool is the place to start, and a formal determination settles it.
When do you need a CAFRA permit?
The rule that decides this is N.J.A.C. 7:7-2.2. In plain terms, it works by distance from the mean high water line of tidal water (or the landward edge of a beach or dune, whichever is farther inland):
| Where the land is | When CAFRA usually applies |
|---|---|
| On a beach or dune | Any development |
| Within 150 feet of tidal water, with no development between your site and the water | Development in general |
| Within 150 feet of tidal water, with existing development in between | Residential development of 3 or more homes |
| More than 150 feet from tidal water | Residential development of 25 or more homes, in most of the CAFRA area |
| More than 500 feet from tidal water, in certain qualifying municipalities and larger cities named in the rule | Residential development of 75 or more homes |
The "development in between" test refers to development completed or under construction as of July 19, 1994. The details matter, which is why the next step is a formal answer, not a guess.
How do you get a formal answer for your land?
Ask NJDEP for a Coastal Jurisdictional Determination. According to NJDEP’s land use FAQ, you can submit a request to the Division of Land Resource Protection to find out whether CAFRA applies to a specific project. A buyer who plans to build will usually do this as part of their due diligence, but having it in hand can make your land easier to sell.
For small projects, NJDEP also offers general permits. Its coastal zone program lists a general permit for building one or two single-family homes or duplexes, which is simpler than an individual permit.
How does CAFRA affect what your land is worth?
CAFRA rarely stops a sale. It changes what a buyer can build and how long approval takes, and buyers price that in.
- A small infill lot away from the water may not need a CAFRA permit at all, or may fit a general permit.
- A larger tract where a builder wants 25 or more homes will need an individual CAFRA permit, which adds time, engineering cost and approval risk.
- Land close to the water often carries wetlands and flood rules on top of CAFRA. Our guides to checking your flood zone and selling land with wetlands, Pinelands, Highlands or CAFRA limits cover those layers.
This is why two coastal parcels of the same size can get very different offers. A buyer who understands CAFRA can price the real permit path. A buyer who does not tends to discount for everything at once.
Own land near the Shore?
Send the block and lot. An Acquisitions Manager calls for 15 minutes, then you get a written, formula-based offer within 48-72 hours. No fees or commissions.
What should you check before you sell coastal land?
- Find your block and lot on your tax bill.
- Check whether the parcel is in the CAFRA area on NJDEP’s mapping tool.
- Measure the rough distance to tidal water, and note any beach, dune or bulkhead.
- Ask the town about zoning: how many homes the lot could hold under local rules.
- Check the flood zone by address, since coastal land often has both.
- Gather what you have: surveys, old permits, or letters from NJDEP. Older approvals can save a buyer months.
How BayfordBridge looks at CAFRA land
We are a direct buyer and residential developer based in Red Bank, with 30+ years of family land-development experience, and Ocean County is one of our core markets. CAFRA, Pinelands and flood rules are part of our everyday work. We read the permit path first and then make an honest offer, instead of discounting the parcel for every rule on the map. See how this plays out for land in Ocean County.
We do not buy parcels dominated by wetlands, preserved farmland or Green Acres land.
Thinking about selling? Tell us about your parcel. An Acquisitions Manager calls you for 15 minutes, and you get a written, formula-based offer within 48 to 72 hours. Or call (732) 852-9571.
Frequently asked questions
What is CAFRA in New Jersey?
It is the Coastal Area Facility Review Act, which requires an NJDEP permit for many kinds of development in the state’s coastal area, depending mainly on distance from tidal water and the number of homes planned.
Do I need a CAFRA permit to build one house?
It depends on location. Any development on a beach or dune needs one, and land within 150 feet of tidal water often does. Farther inland, a single home usually does not trigger CAFRA, though other permits can still apply.
How many homes trigger a CAFRA permit?
Beyond 150 feet from tidal water, residential development of 25 or more homes generally requires one. Within 150 feet, the threshold can be 3 homes, and in some qualifying municipalities beyond 500 feet it is 75.
How do I find out if CAFRA applies to my land?
Request a Coastal Jurisdictional Determination from NJDEP’s Division of Land Resource Protection. It gives a formal answer for a specific project.
Can I still sell land in the CAFRA zone?
Yes. CAFRA changes what can be built and how long approval takes, which affects price, but it rarely makes land unsellable.
Sources checked
Checked on October 20, 2026.
- N.J.A.C. 7:7-2.2 (Legal Information Institute): CAFRA permit thresholds by distance from the mean high water line and number of dwelling units; beach and dune rule; July 19, 1994 intervening development test.
- NJDEP, Frequently Asked Questions: construction in the CAFRA area may require a CAFRA permit; Coastal Jurisdictional Determination requests.
- NJDEP, Coastal Zone: coastal zone covers parts of 17 counties and 239 municipalities; general permit for one or two single-family homes or duplexes.
About the authors
Chris Muldoon, MBA
COO & Director of Acquisitions
Chris Muldoon is COO and Director of Acquisitions at BayfordBridge, a New Jersey land acquisition and entitlement company based in Red Bank. He leads the team that evaluates and makes offers on land across the state.
Mitchel Rubinstein, MBA
CEO & Founder
Mitchel Rubinstein is CEO and Founder of BayfordBridge, with roots in the family’s 30+ year residential development business.
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