I'll address each statement alongside/underneath your commment:
Below are the positives and negatives we noticed:
We found that New Construction Townhomes in this area are hard to find. (that is true and will be for many years to come... they're #1 benefit)
North Brunswick School District ...Yes
Access to NYC Transportation... yes
Price .... great value but watch out once you start adding upgrades......buying the model? make sure you keep the price in line and not wind up being the best home on the block
Builder Reputation.....Excellent Reputation
Not too far from where we currently live... sounds like another good plus
Negatives or Puzzling ones
Right off Route 1 (what's wrong with that? easy access to commuting routes is usually favorable)
Narrow roads inside the community. If two cars are parked on the road, traffic will be blocked ......find out if parking on one side of the street will be restricted..,.. the township usually does place those types of restrictions on new communities... especially high density ones so emergency vehicles (especially fire trucks) can have easy access in the case of emergency.
No amenities in spite of $230 HOA fee (childrens play areas are nice) but one of the main reasons for this is that Fannie Mae, Freddie Mac & FHA have new guidelines in order to get approvals for financing.... higher master insurance coverage, higher amounts of reserved funds... etc... it could mean that you will most likely not be subject to drastic increases further down the road....
Right behind Regal Cinemas and BJ's Wholesale Club coming soon... regal cinemas years ago was objected by the majority of residents living in Governors Pointe.... based on all kinds of speculation of impact it would have on their community... all of which never came to fruition..... Additionally Hartland Square townhomes was the result of settlement between the township (who initially denied the application to build the multiplex theater- which was in total compliance with local zoning ordinances. Once it became clear to township officials that they would lose in court they agreed to a settlement that then Allowed K Hovnanian to build 108 townhomes behind it on the condition that they build and lease out a supermarket (where BJ's is coming in) along with other restrictions.
Right Off Hartland Commons Road(Traffic in the morning from all the condos and townhomes?) Hartland square is a drop in the bucket compared to Governors Pointe (108 vs 1000) the traffic flow on the 1000 units in Governors Pointe has always been sustainable every morning for over 20 years now. although now for 1/2 of the current Gov Pt owners they will be the ones having a tougher time exiting their side (turning left onto Hartland Commons) .. Most commuters exiting Hartland Square will be making right turns to head towards Rt 1 north/Jersey ave train station... I know also that the township has requested to NJDOT that Commerce Blvd and rt1 intersection have an additional left turn lane arrow being placed where there is now a straight only arrow in the center lane..... NJDOT hasn't implemented that as of yet... but the township should be pressing NJDOT for that implementation soon if not already....
I hope my answers help ;) Best of luck in your decision... fell free to contact me further on this.
Gloria Zastko Realtors(R)
NJAR Distinguished Sales Award 1988-2011
cell: (732) 439-0472