Town guide · Ocean County
Living in Manchester, NJ
Manchester is a big Pine Barrens township, much of it forest and state land, with homes gathered along Route 70 and Route 37. It is home to Whiting, Pine Lake Park and more age restricted communities than almost anywhere in the state.
- County
- Ocean
- Population
- About 45,100 (2020 census)
- Size
- About 83 square miles, nearly all of it land
- Setting
- Pine Barrens forest, lakes and planned communities, mostly inside the Pinelands
- Main roads
- Routes 70 and 37; County Routes 530, 539, 547 and 571; no Parkway exit in town
First things first
Manchester, Whiting and Lakehurst
Whiting is not a separate town. It is an unincorporated community on the west side of Manchester Township, and Whiting mailing addresses, ZIP code 08759, cover a large share of the township. Other Manchester homes use Lakehurst addresses.
The Borough of Lakehurst is a different story. It is its own small town with its own government, completely surrounded by Manchester Township. A home with a Lakehurst address may be in either one, so we always confirm the municipality before we talk about taxes or rules.
Neighborhoods
A township of planned communities
Much of Manchester is forest and state land, so its homes are concentrated in a handful of areas. Some of the names you will hear:
- Whiting the west side of the township, a former stop on the Central Railroad of New Jersey and now home to many of Manchester's adult communities.
- Pine Lake Park a residential area built around Pine Lake, a man made lake from the 1970s.
- Adult communities including 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.
- Ridgeway and Roosevelt City older place names you will still see on maps and deeds.
Homes
What you will find
- Adult community homes mostly single story ranches and attached homes in communities of every size, from a few hundred homes to several thousand.
- Single family neighborhoods in Pine Lake Park and other areas off Route 70 and Route 37, largely ranches, capes and split levels.
- Cooperative and manufactured home communities where ownership works differently from a standard deed.
- Wooded lots on the edges of the Pine Barrens, where Pinelands rules shape what can be built.
Worth knowing: Not every home in Manchester is bought the same way. In a cooperative such as Cedar Glen Lakes, buyers receive shares in a corporation rather than a deed, and the community approves each purchase. Manufactured home communities have their own arrangements for the land. About 73 percent of the township falls under Pinelands Commission rules, which affect building and land use. We sort all of this out before a home goes on the market or an offer goes in.
Property taxes
What taxes look like in Manchester
- 1.514%2025 effective tax rate, as a share of market value
- $5,3272025 average residential tax bill
A home worth $350,000 on today's market would pay roughly $5,299 a year at Manchester's 2025 effective rate. Your actual bill depends on your assessment, so we pull the real tax record for any home you are considering.
Source: New Jersey Division of Taxation, 2025 general and effective tax rates. Rates are set each year.
Getting around
Roads and commuting
Route 70 runs through the middle of Manchester and Route 37 crosses the eastern side toward Toms River, where most daily shopping and services are found along both roads. There are no highway exits inside the township. The Garden State Parkway is reached in Toms River or Berkeley, and Interstate 195 in Jackson. Ocean Ride runs local routes, including the Whiting and Manchester lines. There is no passenger rail, though Whiting was once a stop on the Central Railroad of New Jersey.
Places worth knowing
Parks, landmarks and open space
- Harry Wright Lake a township park and lake in Whiting that hosts summer concerts and township events.
- Pine Lake Park a township park with a swimming lake at the center of the Pine Lake Park neighborhood.
- Whiting Wildlife Management Area state land in the Pine Barrens open for hiking, fishing and hunting in season.
- Manchester Wildlife Management Area another large tract of state owned Pine Barrens forest inside the township.
Common questions
Questions people ask us about Manchester
What are property taxes in Manchester, NJ?
Manchester Township's 2025 effective tax rate is 1.514 percent of market value, and the average residential tax bill is $5,327, according to the New Jersey Division of Taxation. Actual bills depend on each home's assessment.
Is Whiting, NJ its own town?
No. Whiting is an unincorporated community within Manchester Township, and it uses the 08759 ZIP code. Manchester Township sets property taxes and provides local services for Whiting homes.
Is Lakehurst part of Manchester Township?
No. The Borough of Lakehurst is a separate municipality, but it is completely surrounded by Manchester Township. Some Manchester homes also use Lakehurst mailing addresses, so it is worth confirming which town a home is actually in.
Where did the Hindenburg crash?
The Hindenburg disaster of May 6, 1937 happened at Lakehurst Naval Air Station, which lies in Manchester and Jackson townships and is now part of a joint military base. Because the site is on an active base, visits are by guided tour arranged in advance through the Navy Lakehurst Historical Society.
What adult communities are in Manchester Township?
Manchester has one of the largest concentrations of adult communities in New Jersey. They include 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. Each has its own fees, rules and ownership structure, and we can walk you through recent sales in any of them.
Nearby towns
Towns that border Manchester
Buying or selling in Manchester?
Every community here works a little differently
We will tell you what homes in your community are actually selling for and how the rules, fees and approvals affect your sale.
Call or text either of us directly.