Can you still find new construction in New Jersey for under $400,000? In this 2026 update, we are breaking down the most affordable new construction communities across South Jersey.
From master-planned neighborhoods in Atlantic County to walkable townhomes in Hammonton, I’m showing you exactly where the inventory is and—more importantly—what it actually costs to live there.
We cover the full financial picture for each community, including current base pricing, estimated property taxes, monthly HOA fees, and community amenities like pools and clubhouses.
Communities Featured:
The Coves at Ocean Club (55+)
Price: $400K – $470K
Taxes: $9K – $11.5K | HOA: $200 – $296/month
The Tides at Ocean Club (Townhomes)
Price: Mid to High $300s
Taxes: $7.5K – $8K | HOA: $298/month
West End Hammonton (Lennar)
Price: Low $400s
Taxes: $11K – $12K | HOA: $152/month
Planning for the future is one of the most important steps you can take for your family. Whether you are navigating a major life transition or simply looking to ensure your hard-earned assets are preserved for the next generation, having a clear strategy is key.
What We’ll Cover
Matthew Haviland with Keller Williams Realty will lead a concise, insightful presentation focused on:
Building Wealth: Strategies for long-term growth.
Asset Protection: How to keep what you’ve built safe during life’s changes.
Succession Planning: Practical steps for passing down wealth to your loved ones.
Following the presentation, we invite you to stay for lunch, where we can continue the conversation and answer any specific questions you may have.
Event Logistics
Date: Wednesday, May 13th
Time: 11:00 AM
Location: The Shores: 2201 Bay Avenue, Ocean City, NJ
Hosted by: Matthew Haviland, Keller Williams Realty (The PROMPT Team)
Welcome to your new beachside escape! This is an exclusive tour of a stunning new construction home at 34 N Congress Ave in Atlantic City, NJ. This 3-bedroom, 2-bathroom house combines modern style with the laid-back charm of beach living, and it’s ready for you to move in! Step inside and discover an open-concept layout with beautiful luxury vinyl plank (LVP) flooring that leads you through a spacious living area and a sleek kitchen. With an inviting front porch, a private 1-car garage, and both interior and exterior stairways, this home is designed for comfort and convenience. Located just minutes from the vibrant heart of Atlantic City, this property offers incredible value and the perfect opportunity to own a brand-new home in a rapidly growing neighborhood. Don’t miss out on this modern gem! Watch the full tour to see why this could be your dream home.
Everything You Need to Know Before Closing on a Brand-New Home
Buying a brand-new home is exciting — whether it’s move-in ready, under construction, or fully custom. But even new homes come with their own set of steps, inspections, and decisions. This checklist will help you navigate the process with confidence, protect your investment, and enjoy a smooth path to move-in day.
1. Know What Type of New Construction You’re Buying
There are three types of new construction homes:
Spec Home: Already built or nearly complete. Finishes and layout are already selected by the builder.
Semi-Custom Home: Under construction, but you may still have options for design choices like flooring, countertops, and paint.
Custom Home: Built from scratch, often on a buyer-owned lot. You choose almost everything from the ground up.
Each type has different timelines, decisions, and builder processes. Ask your builder exactly what stage the home is in and what selections (if any) are still available.
2. Review Contracts and Key Documents Carefully
Builder contracts are often different from standard real estate contracts. Make sure to review:
Builder Purchase Agreement (may favor the builder — read carefully)
Inclusions & Selections Sheet (what’s included vs optional upgrades)
Community Covenants or HOA Rules (fees, restrictions, responsibilities)
New Construction Disclosure Forms
Builder Warranty Coverage
3. Schedule a Professional Home Inspection
Yes, you should always get an independent inspection — even on a brand-new home.
Recommended inspection types:
Pre-Drywall Inspection (if the home is early enough in the build)
Final Inspection Before Closing (most important!)
11-Month Warranty Inspection (before the builder’s 1-year warranty expires)
Even brand-new homes can have problems like improper drainage, miswired outlets, HVAC issues, or incomplete finishes. An independent inspector works for YOU — not the builder.
4. Attend Your Final Walkthrough (Blue Tape Walk)
This is your opportunity to carefully inspect the home before closing and create a punch list of anything that needs to be fixed or finished.
Bring:
Painter’s tape (blue tape) to mark cosmetic issues
Your home inspection report (if completed)
A checklist to test lights, outlets, windows, appliances, HVAC, doors, water, etc.
Make sure all agreed-upon repairs and features are completed before closing.
5. Understand the Builder’s Warranty
Most reputable builders offer warranties like:
1-Year for workmanship and materials
2-Year for mechanical systems (plumbing, electrical, HVAC)
10-Year for structural components
Ask for:
A written warranty document
Clear instructions for how to file a warranty claim
Contacts for post-closing customer service
6. Know Your Financing or Cash Purchase Steps
If paying cash: Confirm closing schedule and wire transfer instructions with title company
If using a mortgage: Work closely with your lender and stay in sync with the builder’s timeline
Builder incentives: Ask about closing cost help or rate buydowns if using their preferred lender
Also arrange:
Homeowners insurance policy
Utility service transfer
Final settlement statement review
7. Plan for a Smooth Closing Day
Before you get the keys:
Complete your final walkthrough
Confirm all agreed repairs are complete
Get a copy of your Certificate of Occupancy
Receive all appliance manuals, warranties, and builder documentation
Schedule your move-in and utility start dates
8. After Move-In Tips
Keep a binder with all receipts, manuals, and warranty info
Register appliances for extended warranties (if applicable)
Document any issues with photos or notes
Schedule your 11-month inspection to address warranty concerns before coverage expires
Final Thought
Buying a new construction home is a major milestone — and with the right checklist, you can avoid surprises and ensure your home is move-in ready from day one. A trusted real estate advisor can help guide you through every step, ask the right questions, and advocate for your best interest — especially when working directly with a builder.
I’m here to share a chilling real-life encounter I had with property fraud right here in Egg Harbor Township, NJ. What started with a suspicious email nearly led to the fraudulent sale of vacant land – and it could have cost me my reputation.
➡️ Get FREE Property Fraud Alerts for Your County: Visit my page for direct links to sign up and protect your valuable assets:
Welcome to Stone Harbor Lakes, the premier new community redefining luxury living at the Jersey Shore!
In this video, I take you on an exclusive on-site and virtual tour of why Stone Harbor Lakes truly is the BEST new community in Cape May Court House, New Jersey.
Nestled within the picturesque Stone Harbor Golf Club, this exclusive neighborhood features just 19 estate-style single-family homes built by NV Homes. Imagine living just 5 miles from the pristine Stone Harbor Beach and the vibrant shops and restaurants along 96th Street!
Stone Harbor Lakes is designed for the ultimate resort-style coastal living.
Whether you’re seeking a year-round residence or a sophisticated second home, Stone Harbor Lakes offers the perfect blend of luxury, low-maintenance living, and an unparalleled coastal lifestyle.
Looking for affordable 55+ living at the Jersey Shore? Check out this charming 2-bedroom, 1-bath home in the Park View Mobile Home Community located in Cape May Court House, NJ. Priced at just $135,000, this home features a spacious sunroom, patio, shed, and an eat-in kitchen—all in a convenient location near shopping, medical facilities, and beaches.
🏠 Built in 1997
🛏️ 2 Bedrooms
🛁 1 Bath
🌞 Large Sunroom
🛠️ Outdoor Shed & Patio
📍 Year-Round 55+ Community
💲 Listed at $145,000
Whether you’re downsizing, retiring, or just want a peaceful place to call home, this could be the perfect fit!
Wow big shout out and congratulations to Kevin and Jaci on selling their home and buying their new home today! I’m grateful to the opportunity to help them move to this incredible property in rural South Jersey. @MattHaviland
Welcome to your dream home at 55 Bucknell Road, Somers Point, NJ! This beautifully updated 4-bedroom, 2-bath house offers the perfect blend of comfort and convenience in a desirable coastal community. 🏡✨
Key Features:
4 Bedrooms & 2 Bathrooms: Spacious, light-filled rooms with modern updates.
Updated Kitchen: Sleek cabinetry, ample counter space, and contemporary appliances.
Three-Season Sunroom: Enjoy your mornings and evenings in this wonderful space overlooking the backyard.
1 Car Garage: Extra storage and protection for your vehicle.
Ideal Location: Located in Somers Point, a vibrant community with excellent schools, parks, dining, and shopping options.
Proximity to Ocean City: Enjoy the tranquil, relaxed environment of Somers Point while being just a short drive from the bustling beaches and boardwalk of Ocean City, NJ.
Why Choose Somers Point?
Somers Point offers a close-knit community feel, more affordable living, and easy access to local amenities without the tourist crowds of Ocean City. It’s the best of both worlds!
📞 For more information or to schedule a viewing, contact Matthew Haviland at Keller Williams Realty Atlantic Shore:
Phone: 609-338-3773
Website: http://www.promptagents.com
Subscribe to our channel for more amazing property listings and real estate tips! Don’t forget to Like, Comment, and Share this video if you know someone looking for their perfect home. 🌟
Matthew Haviland
You’re Real Estate Consultant For Life!
My name is Matthew Haviland. I’m a Realtor based out of South Jersey and my team and I also serve PA and DE. I’ve been helping home buyers sellers and investors make their dreams come true since 2005. My channel features home tours, community information, new homes and real estate advice. Please subscribe and share my videos. I appreciate the support. Our Mission is that we help people achieve the highest quality of life through buying and selling real estate.
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609-338-3773 Cell 609-484-9890 ext 132. Office
PROMPT | Keller Williams Realty
Keller Williams Realty Atlantic Shore
This video is intended for entertainment purposes only. This information is solely advisory, and should not be substituted for medical, legal, financial or tax advice. Any and all decisions and actions must be done through the advice and counsel of a qualified physician, attorney, financial advisor and/or CPA. We cannot be held responsible for actions you may take without proper medical, financial, legal or tax advice. Information is current at the time of the filming of this video but is subject to change. Contact me to verify any information in the video to ensure that it is still current. Included features and prices are subject to change. Thanks for watching!
