West Orange townhome communities, Eagle Ridge, Highlands, etc, what are the maintenance fees? Taxes?

Asked by Genevieve, Tue Sep 23, 2008

My husband and I are looking to purchase a townhome and we are considering West Orange among other places. West Orange seems to have some great townhome communities with pools, good school systems, and that it what we are looking for. I know some units are more expensive than others, which means the maintenance fees & taxes are more, but is there anyone out there that can give me a $ range of the monthly maintenance fees & taxes for these places? It will make a big difference in considering our budget. We are looking at the 3 bedroom Adams Units in Eagle Ridge, and 3 bedroom units in any other community like it. Thanks!

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Carol Eisens…, Agent, Livingston, NJ
Mon Apr 27, 2009
Hello again Genevieve,

I have been spending alot of time in Eagle Ridge with clients the past few weeks and there are 6 adams units for sale now. The prices are from $369,000 to $549,000. the taxes range from 11,652 to 15,703 and the mtce from 491 to 582. If you would like to see the listings email me and I will send them. Email me at carol.eisenstein@prudentialnewjersey.com
0 votes
Jean, , West Orange, NJ
Mon Apr 27, 2009
Dear Genevieve,
I spent several months 6 years ago comparing Essex County townhouse condo developments. We moved to Eagle Ridge because it has the best amenities and location. We have a large outdoor pool and an indoor pool. The clubhouse has been updated and has the latest exercise equipment, racquet ball court, etc. We are across the street from Essex Green Mall and 1/4 mile from Whole Foods and right on I280 Exit 8. I ride my bike easily and safely on our streets. Our Energy Committee is starting a community garden and our landscaping is well established and maintained. We have more open common area than the newer developments. We love our Adams unit; our only complaint is the West Orange taxes.
0 votes
Lisa, , the pointe at crystal lake
Sun Mar 8, 2009
we live at the pointe at crystal lake, which is very close to eagle ridge. taxes are much lower at eagle ridge. we pay $17,500 for taxes, which is insane for a townhouse, with no property. we have 3 bedrooms and are in the geneva 2 unit (end unit). i would definitely re-think west orange, as it has changed quite a bit. a gated community is a necessity here now. eagle ridge is gated. so is the pointe. our maintenance is approx $400. our taxes go up 10% every year, for no rhyme or reason. eagle ridge has a beautiful club house, second to none that i have seen in this area. the clubhouse at the pointe is silly small. ditto for the pool. eagle ridge has a beautiful pool. we've lived at the pointe since 2001 (we are original owners). i would never recommend it to anyone. be careful of the townhouse board. sometimes, those folks are strange and it is discomforting to see all the in-fighting. good luck. my advice would be to look elsewhere. west orange is not that nice anymore.
0 votes
Carol Eisens…, Agent, Livingston, NJ
Wed Sep 24, 2008
Hi Genevieve,

Having lived in Eagle Ridge for many year I will say it is a great community to live in. There are many more amenities then some of the other communities.The Adams is the largest unit in Eagle Ridge. You will pay more for that unit . Some have a basement and some are without. You should spend some time looking at each development seeing what is offered in townhouse space and amenities, compare prices and taxes.I don't know where you and your husband work, so it is hard to suggest other communities.

There are a few other townhouse developments that compare to Eagle Ridge but are not in Essex County. The taxes are much lower . If you would like , please email me directly at caroleisenstein@prunewjersey.com and I will send you some listings to review.
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Marc Paolella, Agent, Succasunna, NJ
Tue Sep 23, 2008
Hi Genevieve,

The maintenance fees for the Adams in Eagle Ridge is mid to upper $500's. I believe there is also a 5 year clubhouse assessment running right now of $60/month. Taxes are around $11,500-$12,500. Eagle Ridge is a great complex with lots of amenities (pool, tennis, exercise, sauna, clubhouse) and gated security. Hence the higher maintenance fees.

Several other townhome complexes have less expensive maintenance fees for 3BR units in the $300-$350 range, including Woodlands, W Essex Highlands, Normandie, Crystal Woods, and Crownview. Taxes are similar except for Normandie, which has much higher taxes of $13000-14500 in this price range. There are some Highlands units that have slightly lower taxes in the $10,500-$12,000 range.

If you would like more information, contact me anytime. There are a lot of units on the market, so you should expect to make an aggressive offer, and your buyer's agent should be comfortable with that also.

You do have some selection right now in the $415,000 to $515,000 price range. There are 18 units listed, including at least 5 Adams units.

Good luck!


Marc Paolella
Relocation Director
Member, Worldwide ERC
Licensed Realtor NJ
Licensed Appraiser NJ & NY
Century 21 Joe Tekula Realtors
Phone (direct): (973) 584-4235
Phone (office): (973) 584-7580 x17
e-mail: marc2000@verizon.net
Web Reference:  http://www.marcpaolella.com
0 votes
Gina Chirico, Agent, Fairfield, NJ
Tue Sep 23, 2008

There are several Adams Units available in Eagle Ridge and the maintenance fees and the taxes vary on each particular unit. The fees range from the lower $400's to higher $500's with the taxes ranging from $11,000-$14,000+. Whereas the Highlands fees run approximately mid $200+ and the taxes can reach approximately $13,500+. Please feel free to contact me directly either by email or telephone and I would be happy to provide you with some comparable townhouse community information with no further obligation from you.

Good luck to you!

Gina Chirico, Sales Associate
Prudential New Jersey Properties
West Essex
973-715-1158 cell
973-239-7700 ext 132
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