In the heart of Ocean County, New Jersey, Manchester Township is emerging as a focal point for land investors and developers seeking the next big opportunity in a region experiencing a dramatic real estate surge.
While neighboring municipalities like Lakewood, Jackson, and Toms River (particularly the North Dover area) have seen land values skyrocket, Manchester remains a relatively untapped gem, boasting abundant open space and comparatively affordable land.
With a strategic push from local officials to build out utilities to accommodate the growth for residential and commercial projects awaiting zoning and planning board approvals, and the influence of powerful political figures like Ocean County GOP Chairman George Gilmore, Manchester is poised to become the next epicenter of growth in northern Ocean County.
However, the convergence of political influence, real estate lobbying, and public contracts raises questions about the transparency and ethics of this burgeoning boom.
A Shifting Landscape: Pinelands to booming and bustling suburb, Manchester’s appeal to investors
Manchester Township, nestled in the New Jersey Pinelands, offers a unique blend of rural charm and strategic location, situated just minutes from the Jersey Shore and within commuting distance of New York City, Philadelphia, and Atlantic City.
For prospective new residents, Manchester is an ideal location for families with roots to Lakewood, Jackson, Toms River, and Berkeley Township.
It will be an affordable option for those pioneers who want to venture further from more developed communities to the east.
Unlike its neighbors, where land scarcity has driven prices to unprecedented heights, Manchester still has significant open space, making it an attractive destination for developers and investors. According to local real estate estimates, while land in Manchester can sell for as little as $60,000 to $80,000 per acre on the open market, speculative interest is beginning to push values higher as the township gains attention.
The township’s potential has not gone unnoticed. As one investor told Shore News Network, “It’s like the Gold Rush out here right now, everyone is buying up what they can and hoping Manchester becomes the next Jackson in a few years.”
This sentiment reflects the broader trend in northern Ocean County, where rapid population growth and development have transformed once-sleepy towns into bustling hubs. Manchester, with its vast tracts of undeveloped land, is seen as the next frontier in this building boom, offering opportunities for both residential and commercial projects that could reshape the township’s economic landscape.
Balancing the Budget: Manchester’s Strategic Push for Investment
Manchester’s local government is actively working to capitalize on this investor interest to address fiscal challenges. The township recently announced an 8.17% budget increase, signaling the need for new revenue streams to sustain municipal services and infrastructure.
To achieve this, officials are focusing on attracting development that will bring ratables—taxable properties—into the community. Former Mayor Robert Arace, now an Ocean County Commissioner, emphasized the importance of “smart planning” during a 2022 mayoral forum, noting that Manchester’s zoning board aims to ensure that new developments align with the township’s suburban and rural character, avoiding industrial projects like storage facilities and warehouses.
High-density single-home tracts, townhomes, and apartments could be on Manchester’s near horizon.
The township’s planning and zoning boards are currently reviewing a slew of proposals for large-scale residential and commercial projects.
These developments, if approved, could significantly boost Manchester’s tax base, helping to stabilize its budget and fund critical services, such as emergency medical services (EMS) and veteran care facilities, which Arace highlighted as priorities. The township’s proactive approach to development is evident in its updated zoning regulations, including the adoption of the 2006 International Property Maintenance Code and a new zoning map in March 2024, designed to protect property values and quality of life while accommodating growth.
The Gilmore Influence: Power, Politics, and Public Contracts
At the center of Manchester’s transformation is Ocean County GOP Chairman George Gilmore, a polarizing figure whose influence permeates the township’s political and real estate landscape. Gilmore, a convicted felon pardoned by former President Donald Trump in 2021, has regained his position as a political kingmaker in Ocean County, controlling the township council and wielding significant sway over development decisions.
His reputation as a real estate lobbyist and his ties to public contracts have drawn scrutiny, particularly in light of a controversial $20.5 million land deal in Manchester, where GOP megadonor Larry Bathgate sold 89.57 acres to the Ocean County Natural Lands Trust at a price far exceeding local market estimates.
Bathgate later made large financial contributions to PACs affiliated with Gilmore.
Gilmore’s wife, Joanne, is a partner in Morgan Municipal Services, a firm founded by Ocean County Commissioner Frank Sadeghi, another Gilmore ally.
According to Politico, Morgan Municipal Services was established shortly after Gilmore’s 2019 conviction, when his law firm, Gilmore & Monahan, lost millions in public contracts.
The new firm allowed Gilmore to indirectly benefit from public sector work through his wife’s involvement, raising ethical questions about the intersection of political influence and financial gain. Rumors also suggest that former Mayor Robert Arace may have ties to Gilmore’s network, further complicating the web of relationships driving Manchester’s development agenda.
The Bathgate land deal, finalized in August 2024, has intensified concerns about potential quid pro quo arrangements. Weeks after the sale, Bathgate donated $5,000 to Gilmore’s Ocean County Republican Chairman’s PAC, and family members contributed to Gilmore-aligned candidates, including GOP gubernatorial candidate Bill Spadea.
While no illegal activity has been confirmed, the timing and scale of these donations underscore the ethical tensions in Ocean County’s political machine, where campaign contributions and development deals often intersect.
Opportunities and Challenges: Manchester’s Path Forward
Manchester Township stands at a crossroads, with the potential to become the next Jackson or Toms River if it can successfully navigate the opportunities and challenges of rapid development. The influx of investment could transform the township into a vibrant economic hub, providing jobs, housing, and improved services for its residents. However, the influence of figures like George Gilmore and the lack of transparency in some dealings risk undermining public trust. The township’s zoning and planning boards will play a critical role in ensuring that new projects align with community needs, such as improved cell phone service in the Whiting section and accessible veteran care facilities, rather than prioritizing the interests of well-connected insiders.
Moreover, Manchester must balance growth with preservation. The township’s location in the Pinelands imposes environmental regulations that limit certain types of development, requiring careful planning to avoid overcrowding and incompatible land uses. The adoption of stormwater management ordinances and other regulatory measures demonstrates Manchester’s commitment to sustainable growth, but the pressure to approve large-scale projects could test these safeguards.
Conclusion: A Gold Rush with Strings Attached
Manchester Township is undeniably the new frontier in Ocean County’s real estate boom, offering investors a rare opportunity to capitalize on affordable land and open space in a region where development is reaching a fever pitch. The township’s leadership, backed by the political clout of George Gilmore, is working to harness this potential to secure a prosperous future.
Yet, the shadow of political influence, exemplified by Gilmore’s ties to public contracts and controversial land deals, looms large. As Manchester navigates this modern-day “Gold Rush,” it must prioritize transparency, ethical governance, and community-focused planning to ensure that the benefits of growth are shared equitably.
Only then can Manchester fulfill its promise as the next great success story in northern Ocean County, transforming from a hidden gem into a thriving destination for residents and businesses alike.
