Anthony Licciardello | June 28, 2026
Wall Township, NJ
New Development · Wall Township, NJ
Another major piece of Wall's growth story is taking shape on the township's western side. In 2025, Wall began a formal study of a redevelopment area along West Hurley Pond Road — the tract locally known as the McDowell Sand Pit — and local reports point to a sizable mixed-income housing community potentially planned there. It's earlier-stage and more procedural than a builder's grand opening, but it could meaningfully shape west Wall in the years ahead. Here's what the township has actually done, what's been reported, what the key terms mean, and how to read it as a buyer or resident — without getting ahead of the facts.
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 big project in our Shore Pointe at Wall update.
In August 2025, Wall's Township Committee authorized the Planning Board to undertake a preliminary investigation into whether an area on the township's west side qualifies as a “non-condemnation redevelopment area” under New Jersey's Local Redevelopment and Housing Law. The study area is generally bounded by West Hurley Pond Road to the north, Route 34 to the east, Route 138 to the south, and Arnold Avenue and Drift Road to the west — the same vicinity as the McDowell Sand Pit, near Monmouth Executive Airport and Wall Stadium Speedway. The Planning Board held a public hearing on the designation in February 2026. The effort is connected to the township's state-mandated affordable-housing obligations, and the area sits in a state-designated “Suburban Planning Area” that's favored for this kind of compact growth.
Mixed-Income
Reports describe a large mixed-income residential community.
Non-Condemnation
This designation does not grant eminent-domain power.
Housing Mandate
Tied to the state's Fourth Round affordable-housing rules.
Where
West Hurley Pond Road, between Routes 34 and 195.
From the Broker
“Redevelopment headlines make people nervous, so I try to separate the process from the rumor. Right now this is a study and a plan taking shape, driven largely by the state's housing rules. It's worth watching closely — but it's not a done deal, and the scary version usually isn't the real one.”
Anthony Licciardello, Broker, The Prodigy Team
Two phrases do a lot of work here. A “redevelopment area” is a legal designation that lets a municipality plan and guide new development on a defined set of parcels, often partnering with a chosen redeveloper. “Non-condemnation” is the key qualifier for nervous neighbors: it means the designation does not give the town the power to take property by eminent domain. In other words, this is a planning-and-zoning tool, not a forced-buyout tool. The state's affordable-housing framework — New Jersey requires every town to provide its “fair share” — is a major reason towns like Wall pursue these areas, since redevelopment is a practical way to meet the obligation while concentrating growth where infrastructure can support it.
Beyond the official study, local reporting has described a large mixed-income residential development — on the order of several hundred homes — contemplated for the area near the sand pit, with one account citing roughly 600 units and noting the racetrack property itself would not be included. Treat that figure as a report, not a confirmed, final plan: redevelopment counts, unit mixes, and timelines routinely change as plans move through review. What's reasonably clear is the direction — west Wall is being positioned for a substantial new residential community — even as the precise numbers remain in motion. For scale, here's how the reported figure compares to the township's other big project.
📊 Wall's New-Home Pipeline
Two of the township's largest residential projects, by reported home count. Figures are preliminary and subject to change.
Sources: local reporting (West Hurley Pond, approximate) and JLL/Lennar (Shore Pointe, approved). Subject to change.
Watch Out
This is an evolving, early-stage matter. Unit counts, designs, and timelines aren't final, and reported figures are preliminary. The “non-condemnation” designation does not grant eminent domain. For the current status, follow the Wall Township Planning Board directly rather than relying on secondhand summaries — including this one.
For buyers and owners in west Wall, a project of this scale could eventually affect traffic on West Hurley Pond Road and Route 34, local services, and the supply and mix of nearby housing — including, potentially, more attainable options. None of that is immediate, and much depends on how the plan finalizes. If you're buying near the study area, it's worth asking about it and factoring the uncertainty into your decision. To see how new construction fits the broader market, read our neighborhoods and homes guide and the latest market report.
Buying near a changing part of Wall?
Development news cuts both ways for a home's value, and the details matter. The Prodigy Team can help you understand what's actually happening near a specific address in Wall, weigh it honestly, and decide with clear eyes — whether you're buying, selling, or just keeping an eye on your neighborhood. We work both sides of the water.
Anthony Licciardello, Broker, The Prodigy Team · 718-873-7345
See What Your Wall Township Home Is Worth
Details in this update are drawn from Wall Township public records and New Jersey reporting as of mid-2026, and from an early-stage process that will change. Reported home counts are preliminary and unofficial. Confirm the current status with the Wall Township Planning Board and Land Use Office before making decisions.
It's a redevelopment-area study on Wall's west side, around West Hurley Pond Road and the area known as the McDowell Sand Pit. In 2025 the township authorized a preliminary investigation into designating it a non-condemnation redevelopment area, tied to state affordable-housing requirements, with a public hearing held in February 2026.
It hasn't been finalized. Local reporting has described a large mixed-income community on the order of several hundred homes, with one account citing roughly 600 units, but redevelopment counts and plans commonly change through the review process. Treat any figure as preliminary until the township adopts a final plan.
No. A non-condemnation redevelopment area specifically does not grant the township eminent-domain power to take property. It is a planning and zoning designation used to guide development, not a forced-acquisition tool. If you have concerns about a specific parcel, contact the township directly.
Follow the Wall Township Planning Board and Land Use Office, which post meeting notices, documents, and project updates. Public hearings allow residents to attend, ask questions, and comment, so they're the best way to stay current as the plan develops.
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