Leisure Village East

Pros

• They describe Leisure Village East as very peaceful.
• They say it is a great place to live.
• The gated entrance is a plus.
• The front security gate keeps out riff raff.
• The grounds are kept in excellent condition given the age of the community.
• The area is clean and well-lit, with bright lights.
• The homes appear bright and well kept.
• The community offers a large saltwater pool, a 9-hole golf course, a small lake with paddle boats, and numerous clubs and trips.
• HOA fees are described as reasonable.
• It is a nice senior community (55+).
• The security staff at the main entrance are competent and friendly.
• Some reviewers refer to Leisure Village East as paradise.
• It is described as a nice community with older homes built in the early 70s.

Cons

• The reviewer claims the community is not truly gated since the night gate guard was removed to save money.
• There is a six-foot fence at the back with easy access to the community.
• HOA fees were not reduced despite a budget cut.
• Maintenance is criticized as a joke, with lawns that look like hay, holes, no reseeding, and only garbage pickup.
• Amenities are not included and everything costs extra, such as guest passes for the pool.
• HOA fees are high for a small one-bedroom unit (around 640 sq ft).
• Water bills are a flat, high rate, with behind-on-payments risking tax sales.
• New by-laws allegedly allow foreclosure for dues more than 60 days overdue.

Review

Leisure Village East presents itself as a gated, age-targeted community with a long list of amenities and a strong emphasis on security. The sentiment among residents and visitors who weighed in is highly mixed. On one hand, many describe it as quiet, peaceful, and safe, with a gated entrance and a sense that the grounds are well kept. On the other hand, a substantial number of reviews read like cautionary tales: high costs, alleged mismanagement, and a heavy-handed set of rules that some residents feel are selectively enforced. Taken together, the feedback paints a portrait of a community that can feel calm and pleasant to some, but financially and administratively burdensome to others.

A recurring thread concerns the gate and the security posture of the community. Some reviewers praise the front security gate as an effective barrier that helps keep "riff raff" out and contributes to a feeling of safety for residents who value a controlled entry. Others dispute this certainty, noting that the night gate guard was eliminated to save money, which they interpret as compromising the 24/7 gated status during times when home safety is most crucial. The experience at the gate is further colored by personal interactions: some visitors recall rude or unfriendly staff at the gate or the associated reception desk, contrasting with others who describe the security personnel as courteous and helpful. The overall takeaway is that the gate is a source of pride for some residents and a point of frustration for others, depending largely on whom they interact with and what era of management is in effect.

Financial perceptions of Leisure Village East are, overwhelmingly, a dominant theme in these reviews. A significant portion of comments centers on HOA fees, which are described as steep and not easily offset by the perceived level of service or amenities. Several reviewers cite a monthly HOA of around $300 or more for a single occupant in a one-bedroom unit, which they feel is high relative to the value they receive. The sense of misalignment is sharpened by reminders of flat-rate utilities - specifically water bills described as a flat rate rather than meter-based readings - usually quoted around $180 per quarter for a modest 640-square-foot unit. Accusations frequently surface about budget cuts not translating into savings for residents; one reviewer even claims the HOA forecloses on homes if dues fall behind, underscoring a fear among fixed-income residents, including seniors on SSI, that financial strain could have severe consequences. The belief that the community is a HUD designation with fixed incomes intensifies the sense that financial policies do not always accommodate everyone, even when some residents feel eligible for assistance or grants.

Maintenance, upkeep, and the value of amenities are another area of strong opinions. Some praise the groundskeeping and the overall condition of the community, noting that grounds are kept in excellent shape for a community with older homes and a mature landscape. They highlight amenities like a large saltwater pool, a nine-hole golf course, a small lake with paddle boats, and a lively set of clubs and activities as compelling reasons to live there. Others direct their ire toward perceived maintenance shortcomings, describing lawns as "hay" and bumpy, poorly reseeded, with holes and uneven grass. The availability and accessibility of amenities are also called into question: reviewers point out that some features advertised as included may come with extra costs (for example, guest passes to the pool at a price, or certain programs and services that require additional payments). The contrast between those who feel the community maintains its facilities well and those who feel maintenance falls short highlights a bifurcated experience that often tracks with individual expectations and the specific building or lot within the community.

Rules, bylaws, and enforcement practices elicit one of the most pointed clusters of opinions. Several reviewers describe a sense of "overzealous" enforcement of minor infractions, paired with inconsistent or selective enforcement of more serious violations. New by-laws are repeatedly cited as a source of anxiety, with references to foreclosure acceleration rules if dues are more than 60 days behind and questions about how strictly the 55+ age restriction is applied, especially since some residents say younger people or non-conforming households appear to be present. The sense that "almost anything" can be policed with penalties - down to everyday behaviors like car washing in driveways or plantings around patios - contributes to a feeling of living under tight constraints. The perception that significant rules apply differently depending on who is enforcing them adds to a sense of unpredictability and fear about losing one's home.

In interviews and written reflections, residents also touch on the social and interpersonal climate of the community. Positive notes emphasize the quiet, safe atmosphere, the pleasant interactions with some staff, and the stability of living among neighbors who share a focus on older age cohorts and a slower pace of life. The negatives, however, recur with alarming frequency: complaints about rude gate staff or receptionists, the perception that some staff are dismissive or unhelpful, and stories about invasive rules and the potential for punitive financial consequences. A few reviewers even describe encounters with police or repeated disturbances in common areas, contributing to a sense that while the community can be peaceful, it is not uniformly so, and safety concerns can extend beyond gate security to the broader environment.

The portrait that emerges across these perspectives is of a community that offers some of what many retirees seek: controlled access, established amenities, a social environment with clubs and activities, and the comfort of a familiar, age-restricted setting. But it is equally clear that substantial challenges exist for residents who face fixed incomes, tight budgets, or a desire for more flexible or transparent governance. The expenses - the HOA, flat-rate utilities, and the costs associated with guest access and certain amenities - are a major point of contention. The enforcement culture, the occasional friction with gate and office staff, and the sense that major decisions can be made or reinterpreted through by-laws without broad consensus all contribute to a climate of caution for prospective buyers and a sense of ongoing negotiation for current residents.

In the end, Leisure Village East appears to be a place that delivers a certain peace and structure for those who value a gated, amenity-rich environment and can tolerate - or better yet, embrace - the financial and regulatory realities described by many residents. For others, the same elements that provide security and a sense of community can feel restrictive, expensive, and uncertain. The mix of endorsements and grievances across the reviews suggests a community that rewards those who align with its governance style and budget philosophy, while presenting real hurdles for those who prioritize lower costs, flexible rules, and a more predictable, even-handed approach to enforcement and maintenance.

Physicians

• Shore Heart Group (0.9 miles)
• Nova Care Rehabilitation (0.9 miles)
• GenPsych, PC (2.1 miles)
• Jersey Shore Eyecare (2.3 miles)
• Fischer Family Medicine PA (2.9 miles)
• Garden State Pain and Radiology Center (3.2 miles)
• Central Jersey Hand Surgery (3.2 miles)

Restaurants

• Azzurro Pizzeria & Italian Grill (1.2 miles)
• Tacoholics (1.4 miles)
• Chick-Fil-A (1.8 miles)
• McDonald's (1.8 miles)
• Taco Bell (1.9 miles)
• Ikko Japanese Steak House (2.1 miles)
• Chipotle Mexican Grill (2.1 miles)

Pharmacies

• Walgreens (1.5 miles)
• CVS Pharmacy (1.8 miles)
• Walgreens (2 miles)
• CVS Pharmacy (2.1 miles)
• Walgreens (3.2 miles)
• Parkway Pharmacy (3.4 miles)
• Walgreens (3.5 miles)

Theaters

• AMC Brick Plaza 1 (2.1 miles)

Parks

• Angela Hibbard Dog Park (3.3 miles)
• Windward Beach Park (3.4 miles)

Hospitals

• Ocean Medical Center (3.5 miles)
• Children’s Specialized Hospital Outpatient and Long Term Care Center – Toms River Stevens Road (3.5 miles)
• Community Medical Center For Kids & Family (5.7 miles)
• Children's Specialized Hospital Outpatient Center – Toms River Lakehurst Road (5.7 miles)

Cafes

• Starbucks (3.7 miles)

Places of Worship

• Presbyterian Church of Toms River (4.4 miles)

Transportation

• Toms River Bus Terminal (6 miles)