Condos & Townhomes
for Sale in Florence Township NJ

Condos and Townhomes in Florence Township

Florence Township has the widest attached market in Burlington County, and it is not close. A one-bedroom flat here can close for less than a used car; a townhome three miles away can close for ten times that. Both are Florence Township, both come up on the same search, and the buildings were put up eighty years apart. This is a market where the community name is doing all the work, and where the monthly cost of ownership runs backwards from the price at nearly every step.

Florence Tollgate is close to half of everything attached here. Built in 1974 along Florence Tollgate Place, it is one- and two-bedroom flats, no garages, no basements, and it is comfortably the least expensive housing anywhere in this part of the county. It also carries association fees several times higher than any other community in the township — and that is the number people get wrong. The Tollgate fee includes heat, water, sewer and trash, alongside the exterior, the grounds and the pool. That is not an association charging a premium; that is an association paying your utility bills. Set it against a low-fee townhome and you are comparing a number that covers January's heating against one that does not. For a buyer on a fixed income, a payment that does not spike in winter is worth more than its size suggests. Coverage does vary unit to unit even inside Tollgate, so read the specific listing rather than assuming.

Roebling Village is the opposite pole and the reason this township is worth understanding properly. It is a genuine company town — laid out and built by John A. Roebling's Sons Company, the firm that spun the cables for the Brooklyn Bridge, to house the workers at its steel mill on the river. The village is a listed historic district with its own ZIP code and its own grid of numbered avenues, and the attached housing there is interior rows and twins built between 1900 and 1920: three to seven bedrooms, Colonial, Federal, Side-by-Side and Cape Cod, full basements, and no association at all. No fee, no board, nothing owed monthly. These are solid brick and frame worker homes that close at multiples of a Tollgate flat, and they are still among the most affordable historic housing in New Jersey. If you want history you can genuinely afford to live in, this is the address in this county.

Between those two ends sit the townhome communities, and they sort cleanly. Birch Hollow is the largest and the most established — built 1991 through 1998 on Birch Hollow Drive, Magnolia Court, Aspen Court and Cypress Court, two- and three-bedroom interior and end rows with garages, at a moderate fee that buys the exterior, grounds, pool and road maintenance. It is the volume leader among townhomes and the one you can actually shop rather than wait for. Rivers Edge on River Bank Drive, built 1986, is the slightly older option in the same band, and it turns over steadily.

Carriage Stop, built 1984 on Carriage Stop Place, is the smaller mid-market community. Forge Mills on Kramer Court is the newest attached housing in the township — 2019 construction, two and three bedrooms with garages, and it carries the lowest fees of any managed community here, covering essentially the grounds, lawn and snow. Newest buildings, largest floor plans, cheapest monthly. That is the same inversion this township runs at every level, and the reason is always the same: a young association has nothing expensive to fund yet. Treat that number as a starting point rather than a permanent feature. Wyndham Place adds a small handful of rows from 1989.

And there is a scattering of unnamed attached housing across the older parts of the township — twins and rows from 1900 to 1922 on West 2nd, West 3rd, West 5th, West Front, Broad Street and 4th Avenue, no association, at the bottom of the range alongside Tollgate. Those never carry a community name in the listing data, so a search by neighborhood will not surface them at all.

Which brings up the thing that confuses buyers here more than in any other township. Florence Township property carries four different mailing addresses — Florence, Roebling, Bordentown and Burlington. A Bordentown mailing address on a Florence Township house is completely normal and tells you nothing about the municipality, the tax rate or the school district. Neither does a Burlington one. The township line settles it, and everything on this page is scoped to the township itself.

On schools, Florence is one district PreK through twelve, and it is split across the township's two villages by design. Roebling Elementary on Hornberger Avenue takes PreK through third, Florence Riverfront School on East Front Street takes fourth through eighth, and Florence Township Memorial High School on Cedar Lane covers ninth through twelfth. Every child in the township attends school in both villages on the way up, which is unusual and worth knowing if you are weighing a Roebling address against a Florence one.

If attached is not quite it, Florence has two 55+ communities rather than the usual one, and ranch homes gives you single-level living detached and on your own lot. Four-plus bedroom homes is where Mallard Creek, Manors at Crossroads and Oak Mill live, homes under $400K still covers a solid majority of the township, and just listed catches new inventory first. To see what has closed rather than what is asking, start with recent township closings or the market report.