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Mackle of the zoning office worries about residents like the Kanterezhi-Gattos.
"Officials in Louisiana towns that were hit by Katrina are dealing with that issue," he says. "If you don't get people and businesses back in their homes quickly, they don't come back. It was a real problem for people in the Gulf, and it could be here."
FEMA officials have heard complaints about affordability. But the government can no longer pay for the floods in coastal towns without raising rates.
"We want people to rebuild safer, smarter and more resilient," says Bill McDonnell, a FEMA official working in New Jersey. "The last thing we want them to do is to rebuild at same elevation they are now and have this happen again. If communities choose to start rebuilding at the old flood elevation, there are consequences."
The new maps – which Mackle has pinned to the wall in his office's reception room – are only preliminary. FEMA will publish official maps in the summer, and they will be subject to a three-month review period. Mr. McDonnell said FEMA released the early versions to give storm victims more information as they draw up their repair plans.
Mackle says FEMA officials have met with him and his colleagues to explain the maps and how the government can help offset the cost of compliance.
"FEMA has made it clear to me that they want to be helpful," Mackle says.
But whatever the final flood maps may be, they will fundamentally change the geography and prices of the reconstructed Toms River, Mackle says. Home buyers will judge a house not only for its views and proximity to the water, but also for its elevation and flood-insurance premiums.
For the Beebes, superstorm Sandy has soaked their retirement dream. They planned to spend their golden years sitting on their front porch, smelling the fresh water a street away and taking their boat out for pleasure rides on Silver Bay. Now that dream is deferred.
"We always lived on the East Coast," Ms. Beebe says. "We are happy here. We'll deal with it and move on."