Madison Village Townhomes for Sale

Living in Madison Village

Madison Village is a townhome community in Pine Hill Borough, built in 1994 on a compact grid of presidential and short-name streets — Grant Lane, Ford Lane, Tyler Lane, Carter Lane, Lincoln Lane and Madison Avenue — on the eastern side of the borough near Sharps Branch. It is the newest attached community in Pine Hill by roughly fifteen years, and it is the only one built on a scale small enough to feel like a neighborhood rather than a complex.

Start with the address, because it confuses nearly everyone. Mail here goes out as Berlin, NJ 08009, but these homes are in Pine Hill Borough. The listings themselves are inconsistent about it — some say Berlin Township, some say Pine Hill — and a buyer searching Berlin will find these homes without ever realizing which town they are actually buying into. Pine Hill Borough sets the taxes, provides the services, and runs the schools. If you are comparing tax bills or school assignments between towns, that distinction is the entire conversation.

The second thing worth knowing is that Madison Village has no homeowners association. These are fee simple townhomes — you own the house and the ground under it, there is no monthly fee, no board, and no rules about what you do with your yard. That sets this community apart from the rest of Pine Hill's attached market, where the larger condominium communities all carry a monthly charge covering the exterior. Here the monthly cost is the mortgage and the taxes and nothing else, and the roof, the siding and the lawn are yours to handle. Which of those two arrangements you want is worth deciding before you shop, because it is the single biggest difference between this community and everything else in town.

The homes run about 1,160 square feet across two stories, most with three bedrooms and a bath and a half — a full bath upstairs and a powder room on the main floor. Two-bedroom plans trade here as well. The layout puts living and dining together in an open combination with an eat-in kitchen and a breakfast area, and laundry is on the main floor rather than in a basement or a closet upstairs. Interior-row is the standard configuration.

Construction is slab with no basement and no garage, on lots of roughly twenty by eighty feet. Parking is two assigned spaces in the lot per home, which is more than most attached communities at this price allow. Central air, 90% forced air heat, public water and public sewer. Rear yards are fenced and private — several carry patios reached through French doors, along with storage sheds, which does most of the work a garage would.

Condition here spans the full range. Some of these have been renovated within the last few years with new flooring, updated kitchens, newer HVAC and roofing, while others come to market as investor or fixer opportunities needing everything. That spread is most of the price range, and in a community where every unit is essentially the same house, condition is the only real variable.

Madison Village is served by Pine Hill Borough Board of Education, with Pine Hill Middle School and Overbrook High School for the upper grades. Route 73 and the Atlantic City Expressway are both close, which is the practical reason this community sells to commuters heading in either direction.

Buyers looking here should also see Village of Little Mill at the top of the borough's attached market, Tall Pines and Mason Run in the middle, and Bromley Estates if a fee-covered exterior and a golf-course setting appeal more than owning the ground. The full field is on Pine Hill condos and townhomes, and recently sold homes shows where these have been landing.