Holiday City at Berkeley in Berkeley Township, NJ: A Guide to This Adult Community

Holiday City at Berkeley is one of the original sections of Holiday City, a group of adult communities in Berkeley Township, Ocean County. Its homes are detached single-family ranch homes, and its association runs two clubhouses, each with its own outdoor pool. The mailing address reads Toms River, but the community sits entirely within Berkeley Township.

I'm Dennis Mark Interdonato with Keller Williams Realty Ocean Living. Here is what the association's documents and published sources say.

Where Holiday City at Berkeley Is

The association office and Clubhouse 1 are at 631 Jamaica Boulevard, with Clubhouse 2 a short distance away. Holiday City is made up of five separate communities, Berkeley, Carefree, West, South and Heights, and each one has its own homeowners association and its own amenities. Its clubhouses and rules are the ones that apply when you buy here.

Because the post office name is Toms River, listings often call these Toms River homes. The municipality is Berkeley Township, which sets your property tax rate and provides township services. The community is not gated.

The Homes

Holiday City at Berkeley dates to 1969, when its developer, Hovsons, Inc., recorded the community's Deed and Indenture of Trust. 55places counts 3,236 residences for Holiday City at Berkeley I and II. The association does not publish a home count of its own.

The homes are ranch-style single-family houses, and Wikipedia notes minimum lot sizes of 50 by 100 feet across Holiday City. The association lists 18 models and notes that not every model is represented in this section. Using the floor plan figures 55places publishes for Holiday City, they run from the Newport, about 757 square feet with one bedroom plus a den, one bath and a one-car garage, up to the Lexington at about 1,583 square feet with two bedrooms and two baths. Most models in between, such as the Monterey, Laguna, Bel Air, Capri and Castle Harbor, offer two bedrooms plus a den. The Amsterdam (about 1,450 square feet) and the Madison (about 1,556 square feet) are listed with two-car garages and the rest with one-car garages, except the Key West, where no garage is listed.

Every home here is a resale, so condition and updates vary from house to house.

Clubhouse and Amenities

The association's two clubhouses each have an outdoor pool. Between them, the association lists a ceramics and arts and crafts room, card rooms, a billiards room, ping pong, a library, a fitness room, and a main hall with a stage, where bingo runs on Thursday nights. Outdoors there is shuffleboard, pickleball, bocce and cornhole. The association office, next to Clubhouse 1, is open weekdays from 9 a.m. to 2 p.m.

Fees and Rules

Association fees at Holiday City at Berkeley vary by section and home type and change every year, so I don't print a number here that would go out of date. Ask me for the current fees and I will get you the figure, and what it covers, before you make an offer.

The rules come from the association's by-laws and its Declaration of Covenants and Restrictions. The by-laws limit ownership to households where at least one person is 55 or older and allow no permanent occupants under 19. The Declaration restricts occupancy to people 55 and over, with listed exceptions: a spouse or domestic partner of a 55+ owner, a child aged 19 to 54 living with a 55+ parent who owns the home, family members staying with a 55+ owner, and a licensed live-in caretaker. Lots and homes are for single-family residential use only.

Shopping, Medical Care and Getting Around

• Hospital: Community Medical Center (RWJBarnabas Health), 99 Highway 37 West in Toms River, is about 2 miles from Clubhouse 1 in a straight line.
• Bus service: The association's website says the Ocean Ride bus takes residents around the Toms River area for shopping. Ocean County's Ocean Ride route OC 2 Manchester runs through Berkeley to Toms River and the Ocean County Mall, though the county page does not list a stop inside Holiday City.
• Door-to-door rides: Ocean Ride's Reserve-A-Ride offers trips for county residents 60 and older, and for residents 18 and older with a disability.

Before You Buy: Questions to Ask Any Age-Restricted Community

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

• The age rule. Ask for the exact wording, including how it treats a younger spouse, a live-in caregiver and long-staying guests.
• The fee and the budget. Ask what the fee covers, how large the reserve fund is, and whether a special assessment is planned.
• Costs at closing. Ask whether buyers pay a capital contribution, transfer fee or resale certificate fee.
• Everyday rules. Ask about pets, renting your home out, exterior changes, and parking for a second car, a boat or an RV.

Frequently Asked Questions

Is Holiday City at Berkeley in Toms River or Berkeley Township?

Berkeley Township. Toms River is the mailing address, which is why many listings use it, but the community lies wholly within Berkeley Township.

Is Holiday City at Berkeley the same as the rest of Holiday City?

No. Holiday City is five separate communities, Berkeley, Carefree, West, South and Heights, each with its own association and amenities. Buying in Holiday City at Berkeley gives you use of its two clubhouses and pools.

What is the age rule?

The by-laws require at least one owner to be 55 or older and allow no permanent occupants under 19. The Declaration lists specific exceptions, such as a younger spouse or a licensed live-in caretaker.

How big are the homes?

Using 55places floor plan data for the 18 models the association lists, they range from about 757 to about 1,583 square feet, with one bedroom plus a den up to two bedrooms plus a den.

What are the association fees?

Fees change every year, so ask me for the current figure and what it covers.

Thinking About Holiday City at Berkeley? Let's Talk

I'm Dennis Mark Interdonato, a REALTOR® with Keller Williams Realty Ocean Living, working with buyers and sellers in Holiday City and Berkeley Township and across Monmouth and Ocean Counties. To see homes for sale in Holiday City at Berkeley, compare it with other adult communities nearby, or learn what your current home could sell for, call or text me at (732) 598-2672 or send me a message. Photos and home details are on the Holiday City at Berkeley community page.