This guide gives you EVERYTHING you need to know about 2026 projected prices, HOA fees, what each HOA includes, and which community fits your lifestyle best. It is the most complete, updated breakdown designed for buyers, retirees, and downsizers considering Ocean County.

Why Ocean County is a Top Choice for Active Adults

Before exploring each community, here’s why the region stands out:

✔ Lower Property Taxes

Manchester, Whiting, and Toms River offer notably lower taxes than North and Central NJ.

✔ Warm 55+ Social Culture

From pickleball leagues to art clubs, the area thrives on community connection.

✔ Close to Beaches

Point Pleasant, Seaside, and Island Beach State Park are 15–30 minutes away.

✔ Strong Medical Access

Ocean County is home to RWJ Barnabas, Hackensack Meridian, and nearby VA resources.

✔ Tons of Shopping

Route 37, Route 70, Hooper Ave, Costco, Walmart, Target, and all major conveniences.

✔ Ideal for Downsizing

Nearly all communities provide lawn care, snow removal, and amenities.

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Full Ocean County 55+ Communities Guide
With 2026 Prices, HOA Fees, Inclusions & Lifestyle Highlights

1. Lake Ridge – Toms River

2026 Home Prices: $410,000–$525,000
2026 HOA Fees: $160–$205/mo

Community Personality

Beautifully landscaped, calm, and extremely well-maintained. Lake Ridge has a “resort feel” without being overly busy.

HOA Covers

• Lawn care + shrub trimming

• Snow removal

• Indoor & outdoor pools

• Pickleball, tennis, bocce

• Clubhouse access

• Fitness center

• Gated entry security

⭐ Benefits

• Very low-maintenance

• Strong resale value

• Homes well-spaced with appealing curb appeal

Best For: Buyers wanting peace, beauty, and amenities close to Route 70 & shopping.

See listings here

2. Holiday City Communities – Toms River

Holiday City is one of New Jersey’s largest and most budget-friendly active adult clusters.

Holiday City Berkeley

Prices: $250,000–$345,000
HOA: $50–$150/mo

Includes:

• Clubhouse + pool

• Lawn care (varies by section)

• Community maintenance

• Social clubs

Best For Affordability + community activities.

See listings here

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Holiday City South

Prices: $260,000–$360,000
HOA: $50–$100/mo

Includes:

• Pool + clubhouse

• Lawn cutting

• Trash/recycling

Best For Low HOA + quiet living.

See listings here

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Holiday City West

Prices: $310,000–$380,000
HOA: $110–$150/mo

Includes:

• Lawn maintenance

• Snow removal

• Clubhouse, pool

• Common-area upkeep

Best For Higher maintenance coverage while staying affordable.

See listings here

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3. Greenbriar Woodlands – Toms River

Prices: $430,000–$565,000
HOA: $210–$260/mo

Personality

One of the most scenic and wooded 55+ neighborhoods with an on-site golf course.

HOA Includes

• 18-hole golf access

• Lawn & snow

• Indoor/outdoor pools

• Security gate

• Clubhouse + activities

Best For Buyers wanting privacy, trees, and golf.

See listings here

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4. Greenbriar II – Brick

Prices: $350,000–$435,000
HOA: $165–$205/mo

HOA Includes

• Lawn care

• Snow removal

• Clubhouse

• Pool

Best For Buyers wanting affordable living close to the Parkway and Brick shopping.

See listings here

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5. Whiting Station – Manchester

Prices: $310,000–$390,000
HOA: $135–$170/mo

HOA Includes

• Lawn care

• Snow removal

• Clubhouse

• Pool

• Fitness room

• Community transportation

Personality

Village-like, friendly, peaceful.

See listings here

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6. Leisure Village West – Manchester

Prices: $215,000–$330,000
HOA: $305–$365/mo

HOA Includes

• Roof, siding, structure maintenance

• Lawn & snow

• 2 clubhouses

• Pools

• Golf course

• Security

• Most exterior repairs

Personality

One of Ocean County’s most active social communities.

See listings here

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7. River Pointe (Del Webb) – Manchester

Prices: $550,000–$725,000
HOA: $250–$310/mo

HOA Includes

• Indoor + outdoor pools

• Gym + classes

• Clubs & travel groups

• Lawn & snow

• Security + common-area care

Personality

Modern, energetic, luxury living.

See listings here

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8. Renaissance at Manchester

Prices: $480,000–$620,000
HOA: $240–$280/mo

HOA Includes

• Golf course

• Indoor & outdoor pools

• Lawn & snow

• Security gate

• Full clubhouse

Personality

Upscale, resort-like, meticulously kept.

See listings here

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9. The Fairways at Lake Ridge – Lakewood

Prices: $490,000–$610,000
HOA: $210–$260/mo

HOA Includes

• Indoor & outdoor pools

• Clubhouse

• Fitness center

• Lawn & snow

• Security gate

Personality

Convenient, social, and great for commuters.

See listings here

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10. Encore at Lakewood – Toll Brothers

Prices: $575,000–$750,000
HOA: $295–$350/mo

HOA Includes

• Luxury clubhouse

• Pools

• Lawn & snow

• Security

• Premium landscaping

Personality

High-end living with Toll Brothers design.

See listings here

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11. Leisure Village – Lakewood

Prices: $190,000–$255,000
HOA: $275–$330/mo

HOA Includes

• Exterior building maintenance

• Roof + siding

• Pools

• Clubhouses

• Lawn care

• Snow removal

• Security

Personality

Affordable, lakefront walking paths, highly social.

See listings here

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FAQ: 55+ Communities in Ocean County, NJ

1. What are the most affordable 55+ communities in Ocean County?

Leisure Village (Lakewood), Leisure Village West (Manchester), and Holiday City Berkeley/South offer the best prices and lowest living costs.

2. What do HOA fees usually include?

Most cover lawn care, snow removal, pools, clubhouses, activities, security, and common-area upkeep. Some include exterior building maintenance.

3. Which Ocean County 55+ communities have golf courses?

• Greenbriar Woodlands

• Renaissance at Manchester

• Leisure Village West

4. What is the average property tax for 55+ homes in Ocean County?

Typically $3,800–$6,500/year, depending on community and township.

5. Are Ocean County 55+ communities close to beaches?

Yes — most are 15–30 minutes from the Jersey Shore.

6. Which Ocean County 55+ communities offer luxury amenities?

River Pointe, Renaissance, and Encore at Lakewood offer the newest homes and resort-style amenities.

7. Which communities provide the lowest-maintenance lifestyle?

Leisure Village West, Leisure Village, Lake Ridge, and Greenbriar Woodlands include the most exterior maintenance.

8. Are pets allowed?

Yes — most communities allow pets, often with size restrictions.

9. Is renting allowed?

Most HOAs allow rentals with age restrictions and minimum lease lengths (usually 1 year).

10. How do I choose the right 55+ community?

Consider your:

• Budget

• Desired maintenance level

• Activity preferences

• Proximity to family

• Amenities
  Working with a local 55+ specialist makes this easier.

Ready to tour the top 55+ communities in Ocean County?
Our team at Over55NJ by ROK Realty specializes in helping adults 55+ find the perfect low-maintenance home.

Contact us today: