Atlantic Hills in Stafford Township, NJ: A Guide to This Adult Community

Atlantic Hills is a single-family adult community in the Manahawkin section of Stafford Township, Ocean County, built by Roseland Property between 1988 and 2001. The Ocean County Planning Department lists it among the county's adult communities, and 55places describes it as age-restricted (55 and older). It has about 250 homes around two lakes with fountains, a 5,000 square foot clubhouse and an outdoor pool, a few minutes from Route 72. Here is what the sources say.

Where Is Atlantic Hills?

Atlantic Hills is in Manahawkin, Stafford Township, set back from Route 72, according to 55places, which puts restaurants, grocery stores, banks and medical offices about five minutes away. 55places also points to Long Beach Island and the Jersey Shore beaches nearby and puts Atlantic City about 30 minutes south. Stafford's land use plan places the community in the township's R-4 zone. It is not gated.

The Homes and Floor Plans

Every home is single-family, from about 1,240 to 1,673 square feet. 55places says homes have two bedrooms and two baths or three bedrooms and two and a half baths, and describes covered patios, garages with direct entry, nine-foot ceilings, fireplaces, dens, eat-in kitchens and walk-in closets. Yards are on the smaller side, many homes look onto the lakes, and 55places says the association allows fencing. The three plans named on 55places:

• Avalon: 2 bedrooms, 2 baths, about 1,240 sq ft, 2-car garage
• Hampton: 2 + den bedrooms, 2 baths, about 1,600 sq ft, 2-car garage
• Nantucket: 2 + den to 3 bedrooms, 2 baths, about 1,673 sq ft, 2-car garage

All homes are resales. On the day I checked, 55places showed an average listing price of around $411,100.

Clubhouse and Amenities

The 5,000 square foot clubhouse has a fitness center with group classes, billiards, a card room, an arts and crafts studio, a ballroom and a multipurpose room. Outside there is an outdoor pool, walking and biking trails, a gazebo and the two lakes with fountains. 55places lists groups for cards, crafts, knitting, dances and travel.

Association Fees

55places says the fee includes common area maintenance, the management fee, recreation, snow removal and a swim fee. Ask Dennis Mark for the current fees.

Shopping, Medical Care and Getting Around

Southern Ocean Medical Center (Hackensack Meridian Health) at 1140 Route 72 West in Manahawkin is about 2 miles away in a straight line. The nearest supermarket I could confirm as open is ACME Markets at 912 West Bay Avenue in Barnegat, about 3 miles in a straight line. NJ TRANSIT bus route 559 and Ocean Ride local routes OC6 (Little Egg Harbor to Stafford) and OC10 (Long Beach Island) serve Stafford Township; I did not confirm the stop closest to the community.

What to Know Before Buying in an Age-Restricted Community

Buying in an adult community works much like buying any other home, with more paperwork to read. The association's governing documents set the age rule, who else may live in the home, how long guests may stay, and what you may change on the outside of the house. Every association writes its own rules, so read the current documents before you commit, and review them with your attorney. A few questions I suggest asking:

• What does the monthly fee cover, and is an increase planned?
• Are there one-time fees at closing, such as a capital contribution or a transfer fee, and is any special assessment pending?
• What are the rules on pets, renting the home, fences, landscaping and exterior changes?
• How are the clubhouse, pool and activities scheduled, and is anything paid separately?

Frequently Asked Questions

Is Atlantic Hills age-restricted?

Yes. The Ocean County Planning Department lists it as an adult community, and 55places describes it as age-restricted. Confirm the exact rule in the association's documents.

Is Atlantic Hills in Manahawkin or Stafford Township?

Both. Manahawkin is a section of Stafford Township, which is the municipality.

How many homes are in Atlantic Hills?

55places says 250; the Ocean County list gives 256 units.

How much are the HOA fees?

55places says the fee includes snow removal and a swim fee. Ask Dennis Mark for the current fees.

Thinking About Atlantic Hills?

If you are considering a home in Atlantic Hills or comparing it with other adult communities in Manahawkin, Stafford and southern Ocean County, I'm Dennis Mark Interdonato with Keller Williams Realty Ocean Living, and I'm glad to help. I can pull the current listings, request the association documents, and walk the community with you so you can see the homes and the clubhouse in person. Visit dennismarkrealestate.com and send a message through the contact page to start the conversation.