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The goal of the Housing Division of O.C.E.A.N., Inc. is to increase the supply of safe, sanitary, and affordable housing in Ocean, Monmouth and Atlantic Counties and expand access to affordable housing for low-income households.

Housing Development

Features of the Ocean County
First - Time Homebuyers Program

  • Helping Ocean County residents achieve the dream of owning their own home!

  • The program provides $15,000 in financial assistance towards purchasing an eligible home.

  • Deferred loan, forgiven after six years. Reduced bank fees and closing costs No mortgage points are charged.

  • Funds available on a first-come, first- served basis, subject to availability.


Getting Started!
Review the Eligibility Requirements, including the HUD Income Limits.


Contact  the Housing Counselor at O.C.E.A.N., Inc. for the Pre-Application Packet, which includes:

  1. Complete Program Guidelines;

  2. Credit Authorization Form;

  3. List of Participating Lendors;

  4. Schedule of FTHB Workshops;

  5. Credit Report Release Form


Upon receipt of the Pre-Application and required documents, O.C.E.A.N., Inc. will then send out the Application Packet to confirm eligibility, and initiate the qualification process for down payment assistance for purchasing the home. The Program Guidelines describes this process and requirements in greater detail.

Eligibility Requirements

Prospective homebuyers must meet the following requirements to be eligible for assistance:

  • A person who has not owned a home on their own in the past three (3) years.

  • MUST be a resident of Ocean County. MUST be a U.S. Citizen or a qualified alien. MUST have a steady employment history.

  • MUST have a down-payment amount of 3.0% of the Sales Price. (An amount of 1% of the Sales Price must be from your own account.)

  • MUST meet the INCOME LIMIT REQUIREMENTS as listed below.



HUD Income Limit Requirements per Household Size   

TOTAL household income from ALL sources for ALL members of the household (Wages, Pension, Social Security, Child Support, Alimony, Section 8 Assistance, Section 8 Assistance


         HH Size HH Income

          1         $66,300

          2         $75,750

          3         $85,200

          4         $94,650

          5         $102,250

          6         $109,800

          7         $117,400

          8         $124,950



  • MUST meet the ASSET TEST requirements – and show an established pattern of savings.

  • MUST have sufficient income to support the monthly mortgage loan payment and monthly recurring debts.

  • MUST attend the O.C.E.A.N., Inc HUD-Certified Homeownership Education Workshops which are offered to all applicants every three months.

  • INVESTORS are not eligible for the First-Time Homebuyer grant program

Eligible Properties

  • MUST be located in Ocean County.

  • Eligible housing types include: Single Family, Condominium, Townhouse or Manufactured Home. No mobile homes.

  • Purchase Price   of   the   home   cannot   exceed $394,000.00, current maximum limit for Ocean County.

  • The First Time Homebuyer MUST live in the house as principal residence within sixty (60) days after closing.

  • The home purchased MUST be your PRIMARY RESIDENCE during the entire life of the grant period (6 YEARS) and may not be used as a rental investment property.

  • The property being acquired must meet HUD and local housing standards and code requirements, prior to receiving assistance.


Those who do not qualify for the First Time Homebuyer program may decide to utilize other O.C.E.A.N., Inc. Housing Counseling services to obtain assistance in developing a savings plan, repairing and maintaining good credit, and budgeting for homeownership.


Contact the O.C.E.A.N., Inc. Housing Counselor for more information on their counseling services.


For more information, please contact the Housing Counseling Department at (732) 244-5333, ext. 1110

Private Property


O.C.E.A.N., Inc. provides affordable rental housing to low-income families by building new housing units or by rehabilitating existing units.


O.C.E.A.N., Inc. has constructed/rehabilitated/acquired one hundred fifty-seven (157) homes in Ocean, Monmouth and Atlantic Counties since this program began.


Call (732) 730-1374 Ext. 1202 or E-mail ​​​​ 


O.C.E.A.N., Inc., provides fifty (50) one-bedroom senior rental units at the Macedonia/O.C.E.A.N., Inc. Senior Complex for income eligible senior residents and thirty-five (35) units for seniors at Emerald Terrace in Barnegat (Southern Ocean County)

Macedonia/O.C.E.A.N., Senior Residence

Lakewood, NJ (Seniors 55 and Older)


144 John Street, Lakewood, NJ 08701

Phone (732) 730-1374 or Call (732) 730-1374 Ext. 1202 

Fax (732) 349-4227


Emerald Terrace Phone Number (609) 698-2174 or (732) 730-1374 Ext. 1202

E-mail ​:

Home Construction: 

O.C.E.A.N., Inc. is a registered builder in New Jersey. The goal of the Home Construction Program is to assist low and moderate income families in realizing the American dream of owning their own home.


Call (732) 730-1374 Ext. 1202 or E-mail ​​​

Housing Counseling

The Housing Counselor provides counseling to clients on a variety of housing issues which includes mortgage counseling and credit counseling.  Interested individuals and families should contact the O.C.E.A.N., Inc. Housing Counselor.  


Call (732) 244-5333 Ext. 1110 or Fax:  732-289-2619

First Time Home Buyer

O.C.E.A.N., Inc. is the administrator for the Ocean County Consortium’s First Time Homebuyer program. The program brings together County government agencies with many area lenders including O.C.E.A.N., Inc. in a cooperative effort to increase the opportunity for homeownership among the county’s low to moderate income households.

The program utilizes HUD income guidelines to determine eligibility. All eligible applicants must attend a free introductory seminar that covers the basics of home buying and homeownership including topics such as determining how much you can afford, the importance of your credit report, the mortgage application process, and a review of homeownership responsibilities.


Those who do not qualify for the First Time Homebuyer program may decide to utilize other O.C.E.A.N., Inc. Housing Counseling services to obtain assistance in developing a savings plan, repairing and maintaining good credit, and budgeting for homeownership.


(O.C.E.A.N., Inc. provides reasonable accommodations to those with physical disabilities (first floor accommodations/elevators) and language requirements (barriers) through the use of in-house translators when required for agency program services)

For more information, please contact the Housing Counseling Department 

 (732) 244-5333, Extension 1110

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