Crestwood Village 1 in Manchester Township, NJ: A Guide to This Adult Community

Crestwood Village 1 is a 55+ cooperative community of 1,016 one-story homes in the Whiting section of Manchester Township, Ocean County. It is run by Crestwood Village Co-Op, Inc., a nonprofit corporation formed in 1965, and it has its own clubhouse, its own board and a private nine-hole par-3 golf course.

I'm Dennis Mark Interdonato with Keller Williams Realty Ocean Living. Buying a co-op share works differently from buying a house, so this guide explains it from the co-op's own documents.

Where Crestwood Village 1 Is

The co-op's land covers 189.60 acres in Whiting, Manchester Township, and the clubhouse is at 92 Fairway Lane. Whiting is a section and mailing name within Manchester Township, which sets the tax rate.

There are several Crestwood Villages in Whiting, and they are separate. Crestwood Village 1 is its own co-op with its own board, fees, rules and clubhouse, so confirm which Crestwood Village a listing is in.

What Buying a Co-op Means Here

At Crestwood Village 1 you do not buy the house and the land under it. The co-op owns the land, the buildings and the equipment. When you buy, you purchase a membership certificate, which comes with a proprietary lease that gives you the right to live in a specific home. In practical terms:

• A monthly carrying charge pays your share of the co-op's yearly operating costs, and it is adjusted as the budget changes.
• Some costs stay with you. The Introduction says the carrying charge does not cover your water and sewer, heat, electricity or telephone, or repairs to exterior doors (including garage doors), windows, screens and the interior.
• Insurance. The co-op insures the buildings. Each member must carry an HO-6 policy that names the co-op as an additional insured.
• Selling. A member who wants to sell must first offer the certificate to the co-op, and the co-op inspects the home before it goes on the market.
• Paying for it. The Introduction says the member receives the proprietary lease upon payment of the full purchase price. It does not describe financing, so if you plan to borrow, ask a lender early whether it will lend on a share here.

The Homes

The co-op's 355 buildings hold 1,016 homes: 153 four-unit buildings, called quads, and 202 two-unit duplexes. Every home is on ground level, with attic storage and a crawl space, and each has one or two bedrooms. 55places names the Kokes Organization as the builder and gives a building period of 1965 to 1978.

The co-op's floor plans are the Edgewood (in one- and two-bedroom versions), the Westwood, the Oakwood, the Sherwood and the Lakewood. The co-op does not publish square footage for them.

Clubhouse and Amenities

• A clubhouse with a banquet hall, billiards room, card room, gym, kitchen and library
• A private nine-hole par-3 golf course for residents and their guests
• A picnic grove, a shuffleboard court and a bocce court
• A free daily bus to local shopping, included in the carrying charge

Fees and Rules

Association fees at Crestwood Village 1 vary by section and home, and they change from year to year as the budget is set, so any number you find online may already be out of date. Ask me for the current fees on any home you are considering and I will get the figure from the association or the listing paperwork before you make an offer. Here the carrying charge differs by floor plan, so ask about the specific home.

The co-op's Introduction sets the occupancy rule: no more than three people in a home, one of them a co-op member aged 55 or older, and all of them at least 18. With board approval, a child under 18 may stay for up to 14 days, then must wait 90 days before another stay. Homes are for residential use only. Members have also adopted tort immunity under New Jersey law, which limits a member's right to sue the co-op for ordinary negligence. Your attorney should explain that before you buy.

Shopping, Medical Care and Getting Around

• Groceries: Stop & Shop, 400 Lacey Road in Whiting, is about 2.3 miles away in a straight line.
• Hospital: Community Medical Center (RWJBarnabas Health), 99 Route 37 West in Toms River, is about 7.2 miles away.
• County bus: Ocean Ride's OC 1A Whiting Express serves Whiting, with service to Lakehurst, Seacourt Pavilion and the Ocean County Mall. Manchester Township Senior Services also offers transportation for residents 60 and older.

Before You Buy: Questions for Any Age-Restricted Community

I walk every buyer through the same short list when we look at a community like Crestwood Village 1. This is general guidance, not legal advice, and your attorney will review the association documents with you.

• The age requirement. Ask for the written occupancy rule, including how it treats a younger spouse, a caregiver and long-staying guests.
• The fees and the budget. Ask what the fee covers, how large the reserve fund is and whether an assessment is planned.
• Costs at closing. Ask whether a capital contribution, transfer fee or resale certificate fee applies to buyers.
• Everyday rules. Ask about pets, renting, exterior changes and parking.
• The co-op paperwork. Ask for the disclosure and application, the bylaws and the proprietary lease, and how long the co-op takes to approve a buyer.

Frequently Asked Questions

Do I own my home at Crestwood Village 1?

You own a membership certificate in the co-op, which comes with a proprietary lease for your home. The co-op holds title to the land and buildings.

Can I get a mortgage?

The co-op's documents do not describe financing. Ask a lender early whether it will lend on a co-op share here.

Who can live in a home?

Up to three people, one a member 55 or older, all at least 18, according to the co-op's Introduction.

Is Crestwood Village 1 in Whiting or Manchester?

Both. Whiting is a section of Manchester Township, which is the municipality.

Thinking About Crestwood Village 1? Let's Talk

I'm Dennis Mark Interdonato, a REALTOR® with Keller Williams Realty Ocean Living. I help buyers and sellers across Whiting, Manchester Township and the rest of Ocean County. If you would like to see homes for sale in Crestwood Village 1, compare it with other adult communities nearby, or learn what your current home could sell for before you move, call or text me at (732) 598-2672 or send me a message. You can also browse the other communities in my Adult Communities guide.