Adult communities
Buying or selling in an adult community takes someone who knows them.
Ocean and Monmouth counties have some of the largest 55 and over communities in New Jersey. Each one has its own sections, models, fees and rules. We know them street by street, and we know what homes in them actually sell for.
Questions about your community? Call or text either of us.
Why it is different
An adult community home is not an ordinary sale
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The models matter
In communities like Holiday City, homes were built from a set of floor plans. The model, square footage, garage and updates drive value far more than the asking price down the street. We price by model, not by guesswork.
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Fees and what they cover
Monthly fees can cover the clubhouse, pool, activities and sometimes lawn care or snow removal. Buyers want to know exactly what they pay and what they get, and many communities also charge a one time fee when a home changes hands.
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Rules and approvals
Age requirements, rules on renting, pets and exterior changes, and in some communities an application or approval for every buyer. We read the documents so there are no surprises at closing.
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Different kinds of ownership
Most adult community homes are owned outright with a deed. Some communities are cooperatives, where buyers receive shares instead of a deed, and some manufactured home communities have separate arrangements for the land. Each is sold differently, and we know how.
Selling
Selling a home in an adult community
Many of the adult community homes we sell belong to a longtime owner who is moving closer to family or into care, or to a family settling an estate. There is more than one way to sell, and the right one depends on the home and your timing.
- List on the open market: priced against the same model in the same section, and marketed to buyers already shopping these communities.
- Prepare selectively, then list: updates that buyers in these communities actually pay for, and a clear answer on which ones they do not.
- Sell as is: a direct sale to an independent investment buyer, with no repairs, no clean out and a closing date you choose. We show you exactly what that costs compared with a listing.
Frana & Silk are licensed real estate agents and are never the buyer. A direct as is purchase is made by an independent investment buyer.
We also handle the community side of the sale: the resale paperwork the association requires, any transfer or capital contribution fees, buyer approvals and the town's certificate of occupancy inspection.
Buying
Buying a home in an adult community
- The right section and model: we help you compare sections, floor plans and locations within a community, not just list prices.
- The real monthly cost: taxes, association fees and any one time fees, added up before you make an offer.
- The documents: age requirements, rules and any buyer application, reviewed early so your purchase goes smoothly.
- The house itself: many of these homes are original or partly updated. We point out roofs, heating and cooling systems and other big ticket items on every home we show you.
Where we work
Adult communities we know
A few of the communities we work in, by town. Mailing addresses do not always match the town, so each town guide explains which communities are actually inside it.
Berkeley Township
Holiday City at Berkeley, Holiday City Carefree, Holiday City West, Holiday City South, Holiday Heights and the Silver Ridge Park sections. Many use Toms River mailing addresses.
Toms River
Holiday City at Silverton, Greenbriar Woodlands and the Gardens of Pleasant Plains.
Manchester and Whiting
Crestwood Village, Pine Ridge at Crestwood, Whiting Station at Crestwood, Leisure Village West, Leisure Knoll, Cedar Glen Lakes, Cedar Glen West and Renaissance at Manchester.
Jackson
Westlake Golf and Country Club and Four Seasons at Metedeconk Lakes.
Manalapan
Four Seasons at Manalapan, Four Seasons at Manalapan Crossing and Covered Bridge.
Do not see your community? Call or text us. We are happy to help.
Reviews
What our clients say
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“Vincent did a great job getting the house sold quickly and over asking. Was very helpful during a tough closing. Highly recommend!”
Stephanie B., seller
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“Never have I experienced an agent that has gone well above and beyond what Vincent has done. I had so many problems to deal with. … Vincent took days tracking down how to acquire necessary documents even from out of state.”
Pat, seller
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“He did his homework on every property we visited, highlighting inspection concerns and possible red flags before we even asked. He was always easy to reach and quick to respond, even when things got busy.”
Michael S., buyer
Common questions
Questions people ask us about adult communities
What does 55 and over mean for a community in New Jersey?
Under the federal Housing for Older Persons Act, a 55 and over community must have at least one resident age 55 or older in at least 80 percent of its occupied homes, publish policies showing it is intended for older residents, and verify ages. Each community then sets its own rules within that framework, so the details differ from one community to the next.
Can someone younger than 55 buy a home in an adult community?
Sometimes. Many communities require at least one resident to be 55 or older and limit younger permanent residents, but the exact rules come from each community's documents. We check them before you make an offer, so you know who can own and who can live in the home.
What do monthly fees in an adult community cover?
It varies. Fees commonly cover the clubhouse, pool, activities and common areas, and in some communities lawn care, snow removal or exterior maintenance. We get the current fee and a list of what it includes for any home you are considering.
Are there fees when you sell a home in an adult community?
Many communities charge a one time fee when a home is sold, sometimes called a transfer fee or capital contribution, and require resale documents from the association. Who pays and how much depends on the community. We include it in your net sheet so you know the real number.
What is a cooperative community?
In a cooperative, such as Cedar Glen Lakes in Manchester, buyers purchase shares in a corporation that owns the property instead of receiving a deed, and the community approves each purchase. Financing and paperwork work differently than a standard home sale.
Is Holiday City in Toms River or Berkeley?
Both, depending on the section. Holiday City at Berkeley, Carefree, West, South and Holiday Heights are in Berkeley Township, even though many have Toms River mailing addresses. Holiday City at Silverton is in Toms River Township. The difference matters for property taxes and town rules.
Talk to us
What is your adult community home worth?
Tell us the community, section and model if you know it. We will get back to you, usually the same day, with what similar homes have actually sold for.
Or call or text either of us directly.