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

Leisure Village West is a gated active adult condominium community of 2,692 single-story attached homes in Manchester Township, Ocean County. The association says Leisure Technology, Inc. built it in four phases beginning in 1972, on 825 fenced acres, and turned it over to the owners in May 1987. It has three recreation centers, two 9-hole golf courses that are open all year, and a six-acre stocked lake.

I'm Dennis Mark Interdonato with Keller Williams Realty Ocean Living. This guide covers where the community is, the homes, the clubhouse, the rules and what to check before you make an offer, using the published sources listed with it.

Where Leisure Village West Is

The association office is at 959 Buckingham Drive in Manchester Township, which is the municipality and sets the property tax rate. The main gate is on Route 70 and, according to the association, it is staffed 24 hours a day. Pine Lake Park, the neighborhood next door, is a separate area and is not age-restricted, so check which side of the fence a listing is on.

The Homes

Every home is a single-story attached condominium unit. The association says ownership is fee simple. 55places lists sizes from 737 to 2,013 square feet with one or two bedrooms, and gives 1972 to 1993 as the years the homes were built. The Ocean County Planning Department's list confirms the count of 2,692. All sales are resales, and with homes built across two decades, layouts and updates differ quite a bit from one section to the next.

Clubhouse and Amenities

The association lists three recreation centers:

• Willow Hall: a fitness center, the KLVW-TV studio, a wood shop, ceramics and a 400-seat auditorium
• Club Encore: a 300-seat auditorium, opened in 1978 and renovated in 2021
• Leisure Fair: the third clubhouse

Outdoors, the association lists:

• Two 9-hole golf courses, open all year
• Pools
• A six-acre stocked lake with a dock, a gazebo and rowboats, plus three ponds
• 14 lighted shuffleboard courts and 2 lighted pickleball courts
• Bocce and tennis
• A dog park
• An RV and boat parking area with 30 RV spaces and 5 boat spaces

Fees and Rules

The association charges a monthly fee. Fees vary by section and home type, and they change every year when the association adopts its budget, so a number printed in an old listing or on a directory site can already be out of date. Ask me for the current fees at Leisure Village West and I will get the figure for the specific home you are considering, along with what it covers.

According to the association, the monthly fee covers exterior maintenance, Verizon TV, lawn care, snow removal, trash, recreation and reserves. The association publishes these rules:

• Age: at least one occupant must be 55 or older, and no one under 19 may reside in the community.
• Renting: rentals are capped at 8 percent of homes and need a permit, and an owner must live in the home for 2 consecutive years before renting it out.
• Insurance: owners must carry an HO-6 policy, which covers the inside of the home and belongings.
• Parking: one parking spot per unit, and no street parking from 2 to 6 a.m.
• Pets: pets must be on a leash of 6 feet or less.

Shopping, Medical Care and Getting Around

• Groceries: Stop & Shop, 2360 Lakewood Road in Toms River, is about 4.3 miles away in a straight line and appears in the chain's current store directory.
• Hospital: Community Medical Center (RWJBarnabas Health), 99 Route 37 West in Toms River, is about 4.7 miles away in a straight line.
• Bus service: Ocean County's Ocean Ride runs fixed bus routes, including OC 2 Manchester, which serves Manchester, Lakehurst, Berkeley and Toms River to the Ocean County Mall, and its Reserve-A-Ride service offers door-to-door trips for county residents 60 and older or disabled residents 18 and older. The county page does not list a stop inside the community.
• Township rides: Manchester Township Senior Services offers medical and non-medical 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 Village West. This is general guidance, not legal advice, and your attorney will review the association documents with you.

• The age requirement. Ask exactly how the documents word it, and how they treat a younger spouse or partner, a live-in caregiver and overnight guests.
• The budget and reserves. Ask for the current fee, what it includes, the size of the reserve fund and whether any special assessment is planned.
• Association charges at closing. Ask whether a capital contribution, transfer fee or resale certificate fee applies to buyers.
• Who maintains what. Ask who is responsible for the roof, siding, driveway, lawn and snow removal at the home you are considering.
• Everyday rules. Ask about pets, renting your home out, exterior changes, and parking for a second car, a boat or an RV.
• Parking for a second car. With one spot per unit and no overnight street parking, ask where a second vehicle can go.

Frequently Asked Questions

What is the age rule at Leisure Village West?

The association says at least one occupant must be 55 or older and no one under 19 may reside there.

Are the homes condos?

Yes. The association describes the homes as single-story attached condominium units, owned fee simple.

Can I rent out my home?

Only within limits. The association caps rentals at 8 percent with a permit, and an owner must live in the home for 2 consecutive years first.

Is there golf?

Yes. The association lists two 9-hole golf courses open all year.

Can I park an RV or a boat?

The association has an RV and boat area with 30 RV spaces and 5 boat spaces. Ask about availability.

Is Leisure Village West gated?

Yes. The Route 70 gate is staffed 24 hours a day.

Thinking About Leisure Village West? Let's Talk

I'm Dennis Mark Interdonato, a REALTOR® with Keller Williams Realty Ocean Living, and I help buyers and sellers in Manchester Township and across Monmouth and Ocean County. If you would like to see what is for sale in Leisure Village West, get the current fees, compare it with other adult communities nearby, 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.