Anthony Licciardello | June 29, 2026
Wall Township, NJ
New Development · Wall Township, NJ
For the 55-and-better crowd looking to stay in Wall but trade the big house and yard for something newer and simpler, a fresh option is on the way. The Wall Township Planning Board has approved The Carriages at Wall, an age-restricted, for-sale townhome community on 18th Avenue, part of the larger Old Mill redevelopment. For downsizers and empty-nesters — a group that often struggles to find the right product in a single-family town — it's a notable addition. Here's what was approved, how it fits the township's bigger plans, and what to keep in mind.
This update is part of our complete coverage of the township. For the full picture, start at our complete guide to buying and selling in Wall Township, and see the township's other new community in our Shore Pointe at Wall update.
In spring 2025, the Planning Board approved K. Hovnanian's application for The Carriages at Wall at 1601 18th Avenue: a 130-unit, age-restricted townhome community arranged in three main buildings on a single lot, with 26 of the units reserved as deed-restricted affordable housing. The approval came after the builder addressed board questions on parking, buffer plantings near a wildfire-defensible perimeter, and basement use. The project is part of the Old Mill redevelopment, which also includes a realignment of the 18th Avenue and Old Mill Road intersection with new signalization — infrastructure improvements meant to handle the added activity.
For Sale
130 for-sale townhomes in three buildings.
Age-Restricted
A 55-and-better active-adult community.
Affordable
26 units deed-restricted as affordable.
Where
1601 18th Avenue, in the Old Mill redevelopment.
📊 The 130-Home Mix
104 market-rate plus 26 affordable equals 130 total age-restricted townhomes. Source: Wall Township Planning Board.
From the Broker
“The hardest call I get is from a longtime Wall owner who's ready to downsize but doesn't want to leave town — there just hasn't been much to move into. New age-restricted, for-sale townhomes start to answer that, and that matters for a lot of families here.”
Anthony Licciardello, Broker, The Prodigy Team
The Carriages is one piece of the Old Mill redevelopment, which also includes a companion age-restricted apartment building, The Allegro at Old Mill. Together they reflect a broader pattern across Wall: the township is meeting a substantial state affordable-housing obligation — negotiated to roughly 650 units for 2025 through 2035 — largely by guiding new development onto redevelopment sites. That's the same engine behind Shore Pointe at Wall and the West Hurley Pond redevelopment. Read together, they show a town channeling growth deliberately rather than at random.
An age-restricted, for-sale townhome speaks directly to active adults who want to own — not rent — while shedding the upkeep of a single-family home and staying near family, friends, and the shore they already know. For Wall's many longtime owners weighing a move, it's a chance to right-size without leaving the township, and to unlock equity from a larger home. If that's you, our guide to selling a Wall home walks through the move, and the market report shows what your current home may be worth.
Approval is a milestone, not a move-in date. Construction timing, pricing, floor plans, and HOA details typically firm up later, and as an age-restricted community, residency carries minimum-age eligibility. The 26 affordable units have income qualifications under New Jersey's rules. As always with new construction, the builder's representative works for the builder — so independent representation is worth having on your side.
Watch Out
This is an age-restricted community, so buyers must meet minimum-age requirements. Pricing and timelines weren't finalized at the time of writing, and the affordable units carry income limits. Confirm current details with the builder, and consider independent buyer representation before signing a new-construction contract.
Thinking about downsizing in Wall?
Whether The Carriages is right for you or you'd rather compare it to a resale, The Prodigy Team can represent you as the buyer, help you sell your current home, and time the two moves so they work together. We work both sides of the water and have no stake in steering you to any one community.
Anthony Licciardello, Broker, The Prodigy Team · 718-873-7345
See What Your Wall Township Home Is Worth
Details are drawn from Wall Township Planning Board records and New Jersey reporting as of mid-2026 and may change. The Prodigy Team is not the sales agent for The Carriages at Wall; confirm all current specifics, eligibility, pricing, and availability directly with the builder.
It's a new age-restricted, for-sale townhome community by K. Hovnanian at 1601 18th Avenue in Wall, approved by the Planning Board. The plan calls for 130 townhomes in three buildings on one lot, with 26 units reserved as affordable, as part of the Old Mill redevelopment.
Yes. It was approved as an age-restricted, active-adult community, which means residency carries minimum-age eligibility requirements. Confirm the specific terms with the builder.
Those details hadn't been released at the time of writing. Planning approval is an early milestone; construction timing, pricing, and floor plans usually follow. Check with K. Hovnanian for current information.
The Carriages is the for-sale townhome component of the Old Mill redevelopment, which also includes a companion age-restricted apartment project and infrastructure work such as a realignment of the 18th Avenue and Old Mill Road intersection.
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