Homestead Run

For many New Jersey residents seeking to embrace their next chapter, particularly those aged 55 and over, finding a community that offers both tranquility and a rich social life is paramount. In Toms River, New Jersey, Homestead Run stands out as a well-established and highly regarded 55+ manufactured home community. It presents a unique blend of peaceful living, a vibrant array of activities, and the convenience of modern amenities, all within a welcoming neighborhood.

Homestead Run has been a cornerstone of senior living in Toms River for over five decades, owned and operated by the same local partnership since 1970. This longevity speaks volumes about its stability and commitment to its residents. Unlike traditional "stick-built" homes, manufactured homes in a land-lease community like Homestead Run offer a distinct advantage, providing high-quality, often newly built homes at a more accessible price point. This financial flexibility allows residents to enjoy their retirement years with greater peace of mind.

This article aims to provide a clear, engaging, and factual overview of Homestead Run for locals in the New Jersey region. We'll delve into its ideal location, the comprehensive services and amenities designed for active adults, and the vibrant community life that makes it a true highlight. The tone will be friendly and professional, offering a balanced yet promotional look at what makes Homestead Run an excellent choice for those looking for their perfect retirement home in New Jersey.

Homestead Run is a prominent 55+ manufactured home park located at 100 Fireside Blvd in Toms River, New Jersey. As an age-restricted community, it caters specifically to active adults, with at least one resident in each home required to be 55 or older, and other occupants at least 42. No children live permanently in the park, ensuring a serene and mature environment. This focus on senior living fosters a unique sense of camaraderie among residents who share similar life stages and interests.

The community has been in operation since 1970, with ownership by the same local partnership, which speaks to its stability and established reputation. Homestead Run spans over 85 acres and comprises 469 homes, offering a spacious, park-like setting. Residents own their manufactured homes but lease the land they sit on. This land-lease model is regulated by the Toms River Rent Leveling Board, providing residents with a degree of stability regarding their lot fees. This often translates to lower property taxes and overall living costs compared to traditional homeownership in the area, making it an attractive and affordable option for many retirees.

Reviews from current residents consistently highlight the "very nice and quiet" atmosphere and the welcoming nature of the neighbors. Beyond just being a place to live, Homestead Run prides itself on being an "active community" with numerous social opportunities, ensuring residents can enjoy an engaging and fulfilling lifestyle without having to leave the neighborhood.

Homestead Run is ideally situated at 100 Fireside Blvd, Toms River, NJ 08755, USA. This address places it in a highly convenient and desirable area within Toms River, a vibrant and expansive township in Ocean County, New Jersey. Toms River is renowned for its blend of suburban comfort, extensive amenities, and proximity to the famous Jersey Shore.

The community's location offers excellent accessibility to everyday necessities. While one reviewer noted a need for a car, this is common for many suburban developments in New Jersey. Homestead Run is strategically located "5 miles west of the Garden State Parkway (off Route 70)," providing quick access to major transportation arteries. This makes commuting to other parts of New Jersey, or even day trips to cities like Atlantic City or Philadelphia, quite manageable.

For local needs, residents are within easy reach of numerous shopping centers, grocery stores, pharmacies, medical facilities, and a wide variety of restaurants in Toms River. The Ocean County Mall and Brick Plaza Mall are nearby, offering extensive retail and dining options.

Furthermore, the community's placement provides convenient access to popular Jersey Shore destinations such as Point Pleasant and Seaside Heights, known for their beaches and boardwalks. For those who enjoy nature, the community itself is located on the Toms River, offering residents spots to fish and relax in a park-like setting. While public transportation directly to the community may require some planning, the Ocean Ride bus service and Toms River Senior Center offer transportation assistance, ensuring residents can access essential local services even if they prefer not to drive. This blend of local convenience and regional connectivity makes Homestead Run's location a significant asset for its residents.

Homestead Run provides a comprehensive suite of services and amenities designed to support a comfortable, active, and worry-free lifestyle for its 55+ residents.

• Land Lease & Property Taxes: Residents own their manufactured home but lease the land it sits on. The lot fee covers the land lease, real estate taxes (for the land, as residents only pay property tax on the home itself), and garbage and recycling removal. This structure generally leads to lower overall housing costs. Lot fees are rent-controlled by the Toms River Rent Leveling Board.

• On-Site Management & Maintenance: The community benefits from an on-site Business Office, open Monday-Friday, 9:00 AM - 5:00 PM, providing direct assistance. An on-site Maintenance Department assists homeowners with repairs, new home installations, and old home removals, while the Grounds Crew maintains common areas and offers optional lawn maintenance and power washing for a reasonable fee. Roads are maintained by the Maintenance Department, but snow removal for driveways is the homeowner's responsibility.

• Utility Connections: Residents are responsible for all their utilities—water, sewer, natural gas, and electric—based on individual usage, as each home has its own meters.

• Pet Policy: Homeowners are permitted to have dogs or cats. Dogs must be on a leash when outside the home and cannot be tied outdoors or left in a dog house. Proof of licensure and rabies vaccination is required. There are two designated, unfenced dog areas in the park.

• Parking: Each home features a personal driveway. Additional street parking and parking near the pool area are also available. Commercial and oversized vehicles are prohibited. Motorcycles must be parked at the pool parking lot.

Homestead Run offers a wealth of features and highlights that make it a premier choice for 55+ individuals seeking an active and comfortable lifestyle in Toms River, NJ.

• Vibrant 55+ Active Community: This is a key highlight, creating an environment where residents can connect with peers. The community actively promotes socialization and engagement through its Social Club and Women's Charity Club, ensuring "there's always something happening at Homestead Run!"

• Seasonal Saltwater Swimming Pool: A refreshing oasis open from Memorial Day to Labor Day, complete with a lifeguard on duty. This 30x50 ft. pool (3-6 ft. deep) provides a fantastic way to relax and stay active during the warmer months.

• Newly Renovated Game Room: This indoor amenity serves as a social hub, featuring pool and card tables, a TV, darts, and soon-to-be-added indoor shuffleboard. It offers a perfect space for leisure and friendly competition regardless of the weather.

• Access to Toms River Waterfront: The community is located on the Toms River, providing residents and their guests with serene spots for fishing and relaxation in a beautiful park-like setting.

• Diverse Social Activities & Events: The Social Club hosts monthly events, including exciting bus trips to Atlantic City and other local destinations, dances, concerts, and seminars. The Women's Charity Club actively fundraises for local charities, offering residents a chance to give back and stay involved.

• High-Quality Manufactured Homes: Homes in Homestead Run are meticulously crafted in controlled factory environments, minimizing weather-related delays and featuring modern designs, open-concept floor plans, and often custom touches. They are anchored with hurricane straps for enhanced structural stability.

• Supportive & Friendly Neighbors: Residents consistently praise the "nice" and welcoming neighbors, fostering a strong sense of community and camaraderie.

• Pet-Friendly Policy: The allowance for dogs and cats, along with designated dog areas, is a significant plus for pet owners.

While Homestead Run, as an established 55+ community, doesn't typically offer fleeting "promotions" in the same vein as retail businesses, it consistently provides inherent benefits and occasional incentives on its homes.

• New Home Incentives: Homestead Run frequently has new manufactured homes available. These often come with various incentives directly from the community management or the home manufacturers. While specific details can change, it's common to see offerings like upgrades, special financing options, or reduced pricing on select models. For instance, UMH Properties, which manages similar communities, often highlights "Sizzlin' Summer Sales" or specific "Limited Edition Home" packages with significant savings or included upgrades (e.g., upgraded exterior elevations, LG stainless-steel appliances).

• Affordable Homeownership: The fundamental "offer" of Homestead Run is its cost-effective path to homeownership in New Jersey. By owning the home and leasing the land, residents generally benefit from lower upfront costs, significantly reduced property taxes, and lower utility bills due to the energy efficiency of modern manufactured homes.

• Community-Provided Activities: The robust calendar of social events, concerts, bus trips, and club activities offered by the Social Club and Women's Charity Club serve as a continuous "special offer" of vibrant community engagement at no extra cost beyond the lot fee.

To get the most current and precise information on any available new or pre-owned homes, specific pricing, financing options, and any current incentives, prospective residents should contact Homestead Run directly through their business office.

For all inquiries regarding Homestead Run, including current home availability, lot lease details, community amenities, or to schedule a visit, please use the following contact information:

Address: 100 Fireside Blvd, Toms River, NJ 08755, USA

Phone: (732) 370-2300 (also listed as (800) 275-2911)

Email: While not explicitly listed in public snippets, the official website often provides a contact form or a direct email address. It's recommended to check their website for an email or simply call their business office.

Business Office Hours: Monday through Friday from 9:00 AM to 5:00 PM.

It is highly recommended to call during business hours to speak directly with the office personnel, who are reportedly "great" and can provide detailed information tailored to your specific questions.

For New Jersey locals, particularly those aged 55 and above, Homestead Run in Toms River stands out as an exceptionally suitable and desirable place to call home. Its suitability is rooted in a powerful combination of affordability, a vibrant active lifestyle, and a strong sense of community.

Economically, Homestead Run offers a highly attractive alternative to the often-prohibitive costs of traditional housing in New Jersey. The manufactured home and land-lease model provides a more accessible entry point to homeownership, coupled with lower property taxes and utility costs, allowing residents to manage their retirement finances with greater ease and confidence. This financial flexibility is a significant draw for those looking to downsize or simply live more comfortably.

Beyond the financial benefits, the community's commitment to fostering an active and engaging lifestyle is a major highlight. With a seasonal saltwater pool, a newly renovated game room, and robust social clubs organizing everything from bus trips to concerts and charity events, residents truly have "no need to leave the neighborhood" to find activities and camaraderie. This rich social environment is continually praised by residents, creating a welcoming atmosphere where neighbors are "great" and the sense of belonging is strong.

Furthermore, its strategic location in Toms River offers convenient access to essential local amenities, shopping, dining, and the ever-popular Jersey Shore, ensuring that residents have the best of both suburban comfort and coastal recreation within easy reach. The long-standing ownership and dedicated on-site staff further contribute to a well-managed and stable living environment. For New Jersey locals seeking a quiet, active, affordable, and deeply connected 55+ community, Homestead Run truly offers a fulfilling and ideal place to enjoy their retirement years.

Homestead Run

100 Fireside Blvd, Toms River, NJ 08755, USA