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

Holiday City South is one of the five separate Holiday City communities in Berkeley Township, Ocean County, each with its own homeowners association and its own clubhouse. Its association describes it as a 55+ community of single-family homes with garages, and the sign at its entrance on Mule Road reads "Active 55+ Senior Community." The mailing address is 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 published sources say about the homes, the clubhouse and the area around Holiday City South, and the questions worth asking before you buy.

Where Holiday City South Is

The community's entrance sign stands on Mule Road (County Route 642) at Santiago Drive, and the clubhouse grounds are at 139 Santiago Drive. Mail is addressed to Toms River 08757, which is why listings often call these Toms River homes. The municipality is Berkeley Township: I checked the clubhouse and the four outer corners of the association's mapped boundary against the Census Bureau's geocoder, and all of them fall in Berkeley Township. That matters because the township sets your property tax rate and provides township services.

Holiday City South is not gated. It is part of the larger Holiday City area west of downtown Toms River, alongside Holiday City at Berkeley, Holiday City Carefree and Holiday City West. Each of those is a separate association, so the rules, fees and amenities of one do not carry over to another.

The Homes

The association describes the homes as single-family houses with garages. 55places says construction began in 1985 and counts 2,500 homes. The 2020 census counted 2,567 housing units in the Holiday City South census-designated place. The census boundary and the association's boundary are close but have not been shown to be identical, which likely explains the small difference.

No source publishes a list of models for Holiday City South on its own. 55places lists 20 floor plans from 757 to 1,852 square feet for all the Holiday City sections combined, without saying which section each plan was built in, so I don't assign any of them to this community. Wikipedia describes Holiday City generally as ranch homes on lots of at least 50 by 100 feet. Every home here is a resale, and condition and updates vary a lot from house to house, which is where much of the difference in asking prices comes from.

Clubhouse and Amenities

The clubhouse complex at 139 Santiago Drive is made up of three buildings, A, B and C. The association's website and events calendar mention:

• A community pool
• A covered outdoor game court
• Bingo on Monday nights in Building C
• Clubs and activities that meet at the clubhouse

The events page on the association's website is the best place to see what is running in a given month.

Fees and Rules

Association fees at Holiday City South vary by section and home type and change every year when the budget is set, so I don't publish a number here that could be out of date by the time you read it. Call or text me and I will get you the current fees for the specific home you are looking at.

The association does not publish its occupancy rules on its public pages beyond calling Holiday City South a 55+ community. Ask for the governing documents, which set out the exact age rule, early in your search.

Shopping, Medical Care and Getting Around

• Hospital: Community Medical Center (RWJBarnabas Health), 99 Highway 37 West in Toms River, is about 1.5 miles from the clubhouse in a straight line.
• County bus: Ocean County's Ocean Ride route OC 2 Manchester runs through Berkeley to Toms River and the Ocean County Mall. The county does not list a stop inside Holiday City South.
• Door-to-door rides: Ocean Ride's Reserve-A-Ride serves county residents 60 and older and disabled residents 18 and older.

Distances are straight-line from map coordinates, so the drive will be a little longer.

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 Holiday City South. This is general guidance, not legal advice, and your attorney will review the association documents with you.

• The age requirement. Ask how the association applies it, including the rules for a younger spouse, a live-in caregiver and overnight guests.
• The fee and the budget. Ask for the current fee, what it covers, the size of the reserve fund and any planned special assessments.
• Closing costs that belong to the association. Ask whether a capital contribution, transfer fee or resale certificate fee applies to buyers.
• Everyday rules. Ask about pets, leasing, exterior changes, additions and parking for a second car, a boat or an RV.

Frequently Asked Questions

Is Holiday City South in Toms River or Berkeley Township?

Berkeley Township. The mailing address is Toms River 08757, but the clubhouse and the association's mapped boundary are entirely in Berkeley Township.

Is Holiday City South age-restricted?

Yes. The association calls it a 55+ community, and its entrance sign reads "Active 55+ Senior Community." The exact rule is in the governing documents.

Is Holiday City South the same as Holiday City at Berkeley?

No. Holiday City is five separate communities, each with its own homeowners association and amenities. Holiday City South has its own clubhouse at 139 Santiago Drive.

How many homes are in Holiday City South?

55places counts 2,500 homes. The 2020 census counted 2,567 housing units in the Holiday City South census-designated place, whose boundary may not match the association's exactly.

Do the homes have garages?

The association describes single-family homes with garages. Garage size varies by model, so check the listing for the specific home.

Thinking About Holiday City South? Let's Talk

I'm Dennis Mark Interdonato, a REALTOR® with Keller Williams Realty Ocean Living. I work with buyers and sellers in Holiday City, Berkeley Township and across Monmouth and Ocean County. If you would like to see homes for sale in Holiday City South, compare it with other adult communities nearby, get the current association fees, or find out 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.