Leisure Knoll in Manchester Township, NJ: A Guide to This Adult Community

Leisure Knoll is an active adult community of 1,626 single-family homes on 13 miles of roads in Manchester Township, Ocean County. Its association calls it Leisure Knoll at Manchester. 55places lists it as a 55+ community built from 1973 to 1999, with more than 15 home models.

I'm Dennis Mark Interdonato with Keller Williams Realty Ocean Living. Here is what the association and other published sources say about the homes, the amenities and the area.

Where Leisure Knoll Is

The association office is in Lakeside Lodge, 1 Buckingham Drive North, Manchester, NJ 08759. The association describes the community as sitting at the northern edge of the Pine Barrens, about 15 miles from the Ocean County beaches, with access to the Garden State Parkway, I-95, and Routes 70 and 37. Manchester Township is the municipality and sets the tax rate.

One caution if you search online: there is another Leisure Knoll in Ridge, New York, with its own website. Make sure what you are reading is about the New Jersey community, whose official site is leisureknoll.net.

The Homes

Every home in Leisure Knoll is single-family. 55places says there are more than 15 models, from 980 to 1,728 square feet, and that most have two bedrooms, one bath and an attached garage. No source I read names the individual models, so the best guide to a particular home is its listing and the township's tax record.

Building ran for more than 25 years, from 1973 to 1999, so homes in different parts of the community were built in different decades. Every home is a resale now, and condition and updates vary a great deal from one house to the next. That is where most of the price difference between two homes comes from.

Clubhouse and Amenities

The association and 55places list:

• A clubhouse with a fitness center, card room, library and billiards
• An outdoor pool
• Tennis courts, shuffleboard and a putting green
• A lakeside walking and jogging trail, picnic areas and a gazebo

The association's own site adds that Lakeside Lodge, which also houses the office, can be rented by residents for gatherings of up to 70 people. It also mentions a performance and activity center used for meetings, a range of clubs, and two community television channels that carry association news.

Fees and Rules

Association fees at Leisure Knoll 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. The association's FAQ says the monthly maintenance fee includes a community cable charge. Its website also describes optional lawn and snow service and curbside trash pickup, so ask which services are part of the fee and which cost extra.

55places lists Leisure Knoll as gated. The association describes an automatic gate arm on the Route 70 exit lane that operates from 1 a.m. to 5 a.m. each night, so ask how entry works at other hours if access control matters to you.

The age rule is listed as 55+ by 55places and the county, but the association does not publish the written occupancy rule on its site. Ask for it, and have your attorney review the association's governing documents as part of the purchase.

Shopping, Medical Care and Getting Around

• Groceries: Stop & Shop, 2360 Lakewood Road in Toms River, is about 3.3 miles from the association office in a straight line.
• Hospital: Community Medical Center (RWJBarnabas Health), 99 Route 37 West in Toms River, is about 5.1 miles away.
• County bus: Ocean Ride's OC 2 Manchester route serves Manchester, Lakehurst, Berkeley and Toms River on its way to 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 Leisure Knoll. 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.
• Services outside the fee. Ask whether the home is enrolled in the optional lawn and snow service and what it costs to continue.

Frequently Asked Questions

How many homes are in Leisure Knoll?

1,626 single-family homes, according to the association and Ocean County's planning list.

Is Leisure Knoll gated?

55places lists it as gated. The association describes a gate arm on the Route 70 exit lane that operates overnight, from 1 a.m. to 5 a.m.

What size are the homes?

55places gives 980 to 1,728 square feet across more than 15 models, mostly two bedrooms and one bath with an attached garage.

Does the fee include lawn care and snow removal?

The association describes lawn and snow service as optional. Ask what the specific home's fee covers.

Where is the association office?

In Lakeside Lodge, 1 Buckingham Drive North, Manchester.

Thinking About Leisure Knoll? Let's Talk

I'm Dennis Mark Interdonato, a REALTOR® with Keller Williams Realty Ocean Living. I help buyers and sellers across Manchester Township, Toms River, Lakewood and the rest of Ocean County. If you would like to see homes for sale in Leisure Knoll, 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.