River Pointe in Manchester Township, NJ: A Guide to This Adult Community

River Pointe is a gated Del Webb adult community of 504 single-family homes in Manchester Township, Ocean County. Building began in 2007, every floor plan has a two-car garage, and the 16,000-square-foot clubhouse has both an indoor and an outdoor pool.

I'm Dennis Mark Interdonato with Keller Williams Realty Ocean Living. Here is what Del Webb, the community's website and the published sources say about the homes, the clubhouse and the area around it.

Where River Pointe Is

River Pointe is in Manchester Township, which is the municipality for property taxes and township services. The association lists its address on Addlestone Lane. The community is gated, with a gatehouse at the entrance, and it is managed by FirstService Residential, according to its website.

The Homes

Ocean County's planning list and 55places both count 504 homes, all single-family, built by Del Webb from 2007 on. 55places names ten floor plans, all with a two-car garage, from about 1,269 to about 2,020 square feet.

The smaller plans are the Madison (about 1,269 square feet, two bedrooms or two plus a den), the Blue Rock (about 1,322, two bedrooms), the Jefferson (about 1,399, two bedrooms or two plus a den) and the Noir Hill (about 1,453, two bedrooms plus a den). In the middle are the Copper Ridge (about 1,596), the Abbeyville (about 1,652) and the Castle Rock (about 1,756), all with at least two bedrooms plus a den. The largest are the Newhall (about 1,957), the Reston (about 1,979) and the Martin Ray (about 2,020).

According to 55places, the Reston, Newhall and Copper Ridge could be built with an optional loft of about 800 square feet with an extra bedroom and bath, and the Reston and Newhall with an optional basement. Two homes of the same model can be quite different, so look at what each home actually has.

Clubhouse and Amenities

Del Webb describes a 16,000-square-foot clubhouse with a heated indoor pool, a fitness center, an aerobics studio and a cafe, along with an outdoor pool. Outside there are tennis courts, bocce, horseshoes, a putting green and walking and biking trails. Del Webb's association page also lists a full-time lifestyle director.

Fees and Rules

Association fees at River Pointe vary by section and home type and change every year, so I don't print a number here that would go out of date.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.

Del Webb's association page says the fee covers the common areas, the clubhouse and gatehouse, trash pickup, lawn care, and snow removal from driveways, walkways and streets. That page also says the association board has five seats, with three held by the builder and two by homeowners. The page is undated, so ask whether control has since passed to the homeowners, since that affects who sets the budget.

Del Webb and Ocean County list River Pointe as a 55+ community. Ask the association for the governing documents to see the exact age rule and any exceptions.

Shopping, Medical Care and Getting Around

• Groceries: Stop & Shop at 2360 Lakewood Road in Toms River, listed in the chain's current store directory, is about 4.6 miles away in a straight line.
• Hospital: Community Medical Center (RWJBarnabas Health), 99 Route 37 West in Toms River, is about 6.4 miles away in a straight line.
• Bus service: Ocean County's Ocean Ride route OC 2 Manchester serves Manchester, Lakehurst, Berkeley and Toms River to the Ocean County Mall, and Manchester Township Senior Services offers rides for residents 60 and older. Exact stops were not confirmed.

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 River Pointe. 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

Who built River Pointe?

Del Webb, beginning in 2007.

Is River Pointe gated?

Yes. It has a gatehouse, which the association fee helps maintain.

How many homes are in River Pointe?

504 single-family homes, per Ocean County and 55places.

Does River Pointe have an indoor pool?

Yes. The clubhouse has a heated indoor pool, and there is an outdoor pool as well.

What does the association fee cover?

Per Del Webb, the common areas, clubhouse and gatehouse, trash, lawn care and snow removal from driveways, walkways and streets. Ask me for the current amount.

Thinking About River Pointe? Let's Talk

I'm Dennis Mark Interdonato, a REALTOR® with Keller Williams Realty Ocean Living, working with buyers and sellers in Manchester Township and across Monmouth and Ocean Counties. To see homes for sale in River Pointe, 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 River Pointe community page.