Cheapest 55+ Communities in New Jersey (2026 Guide)

by Robert O'Keefe

If you're planning to downsize, retire, or relocate to New Jersey in 2026, you’ll find that some of the cheapest and most budget-friendly 55+ communities in the state are located right here in Monmouth and Ocean County. These areas offer lower home prices, reasonable HOA fees, and convenient access to beaches, healthcare, shopping, and major highways.

This updated 2026 guide breaks down the most affordable 55+ communities in NJ, their expected pricing, and accurate HOA fees, helping you compare the true cost of ownership.

Why Monmouth & Ocean Counties Offer NJ’s Best 55+ Value

Monmouth and Ocean County together offer:

A large supply of established 55+ homes
Lower property taxes than northern NJ counties
Proximity to the Jersey Shore, shopping, and medical facilities
Active social clubs and community amenities
Communities priced far below the NJ median home price

If affordability is your priority, these counties should be at the top of your list.

Cheapest 55+ Communities in New Jersey (2026 Rankings)

(Starting with the most affordable options)

OCEAN COUNTY — The Most Affordable 55+ Homes in New Jersey

1. Holiday City – Berkeley Township (Berkeley / Toms River)

See listing here

2026 Home Prices: $150,000–$275,000
2026 HOA Fees: $155–$190/month
Type: Single-family homes (detached)

Holiday City is one of the largest 55+ developments in the state and includes multiple villages:

Holiday City Berkeley
Holiday City South
Holiday City Heights
Holiday City West
Holiday City Carefree

Each village offers its own clubhouse, pool, and activity clubs.

Why It’s Affordable:

Low HOA fees
Low taxes
Smaller, manageable ranch homes
High resale availability

Perfect for buyers wanting a friendly, active community with very low carrying costs.

2. Silver Ridge Park – Toms River
See listing here

2026 Home Prices: $180,000–$300,000
2026 HOA Fees: $45–$115/month
Type: Single-family ranch homes

Silver Ridge Park offers some of the most consistently low HOA fees in Ocean County. The community includes multiple villages (West, North, East, Westerly).

What Residents Love:

Quiet, wooded neighborhoods
Low taxes and minimal monthly costs
Close to shopping and the Garden State Parkway

Ideal for buyers seeking peace, affordability, and easy maintenance.

3. Leisure Village – Lakewood (The “Original” Leisure Village)
See listing here

2026 Home Prices: $140,000–$260,000
2026 HOA Fees: $335–$400/month
Type: Attached condo units

This gated 55+ community remains one of the cheapest active-adult options in the entire state.

Amenities Included in HOA:

9-hole golf course
Pools
Exterior maintenance (roof, siding, landscaping)
Snow removal
Bus service
Lakes and walking paths
24/7 gated entrance

Excellent for buyers wanting amenities without the high price.

4. Leisure Village West – Manchester Township
See listing here

2026 Home Prices: $190,000–$320,000
2026 HOA Fees: $325–$370/month
Type: Attached homes / duplexes

A gated, amenities-rich community with one of the strongest reputations in Ocean County.

HOA Includes:

Exterior building maintenance
Two clubhouses
Three pools
Fitness center
9-hole golf
Landscaping & snow removal
Onsite maintenance team

A great “bang for your buck” community if you want resort-style living at an affordable cost.

5. Crestwood Village – Whiting (Manchester Township)
See listing here

2026 Home Prices: $65,000–$200,000
2026 HOA Fees:

Co-ops (Villages 1–3): $210–$350/month (taxes included in some)
Deeded (Villages 4–7): $40–$135/month

Type: Co-ops and deeded single-level homes

This is often the cheapest 55+ community in New Jersey, especially in the co-op sections where prices can start under $70,000.

Ideal For:

Budget-conscious buyers
Cash buyers (for co-op villages)
Low-maintenance lifestyles

MONMOUTH COUNTY — Affordable Options Close to NYC, Beaches, and Transit

6. Covered Bridge – Manalapan
See listing here

2026 Home Prices: $260,000–$350,000
2026 HOA Fees: $255–$330/month
Type: Attached condos

Covered Bridge is one of Monmouth County’s most popular and affordable 55+ communities thanks to its convenient Rt. 9 location.

Highlights:

Clubhouse, pool, tennis
Golf course next door
Bus transportation along Rt. 9
Beautiful wooded walking paths

Great for buyers who want Monmouth County living at an Ocean County price point.

7. Shadow Lake Village – Middletown
See listing here

2026 Home Prices: $330,000–$475,000
2026 HOA Fees: $440–$540/month
Type: Attached condos and townhomes

Shadow Lake offers a private golf course, gated entry, lakes, and excellent proximity to Red Bank, the GSP, and NYC ferry service.

Amenities:

9-hole golf course
Lake fishing & kayaking
Fitness center
Clubhouse & community events
Landscaping & snow removal
Gated access

This is one of the best-value communities in all of Monmouth County.

8. Four Seasons at Wall – Wall Township
See listing here

2026 Home Prices: $475,000–$650,000
2026 HOA Fees: $345–$430/month
Type: Single-family homes

Though not the cheapest on this list, it is one of the best-priced “luxury 55+ communities” in Monmouth County.

Why Buyers Choose Four Seasons at Wall:

Indoor & outdoor pools
Tennis & pickleball
Fitness center
Strong community appeal
Close to beaches, GSP, and Rt. 34

Ideal for buyers wanting newer construction and resort-style amenities at a fair price.

Which NJ 55+ Community Is the Cheapest Overall for 2026?

🏆 Most Affordable Overall:

Crestwood Village – $65k–$200k
(especially co-ops in Villages 1–3)

🏆 Best Combination of Price + Amenities:

Holiday City & Leisure Village West

🏆 Cheapest in Monmouth County:

Covered Bridge – $260k–$350k

If you’re looking for the cheapest 55+ communities in NJ for 2026, Ocean County leads with the most affordable home prices and lowest HOA fees. Monmouth County offers slightly higher prices but delivers unmatched location, amenities, and convenience.

Whether you're downsizing or relocating, there is an affordable option for every budget.

Ready to find your perfect 55+ home in Monmouth or Ocean County?