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About Liberty Woods

Liberty Woods is a proposed residential active adult community to be developed by NVR/Ryan Homes in Pemberton Township, New Jersey. The community is proposed to be built on approximately 170 acres of a 695+ acre site, with the remaining 520+ acres completely preserved and will not be disturbed or developed – which is more than is required. 

When complete, the proposed community will consist of 561 age-restricted homes (55+) – a mix of 456 single-family detached homes and 105 single-family attached townhomes. The community will also feature a community center, swimming pool, recreational amenities and 520+ acres of untouched open space.

Project Overview

Liberty Woods will be built on land designated as part of the Pinelands Regional Growth Area – 76,500 acres of the approximately 1 million acres in the Pinelands Area that can accommodate regional growth while still protecting the essential character and environment of the New Jersey Pinelands. These acres have permitted residential densities ranging from two to six homes per acre with sewers. Sewered commercial and industrial uses are also permitted.

The community is proposed to be built on approximately 170 acres of a 695+ acre site, with the remaining 520+ acres designated open space – which means that those acres will never be developed. Additionally, hundreds of additional acres are being preserved by the purchase of Pinelands credits. 

The Liberty Woods site was assembled in 2003 and initially received approval of the general development plans (GDP) for 578 units in June 2007. The approval was good for 12 years. In June 2019, the GDP approval was extended for an additional eight (8) years, until 2027.

About the Builder

As America’s fourth largest homebuilder, NVR has been constructing sought-after homes since 1948 and counts more than 510,000 homeowners that have benefitted from their expertise and standard of excellence. Ryan Homes is part of the NVR brand, and prides itself on building high-quality, efficient single-family homes, townhomes and condominiums. 

In New Jersey, Ryan Homes has successfully built or is in the process of building a number of active adult communities throughout the state, including:


  • Hearthstone at Woodfield – Pemberton, Burlington County
  • Hearthstone at Wedgewood – Winslow Township, Camden County
  • Waterford Pines – Atco, Camden County


  • Foxtail Creek – Moorestown, Burlington County
  • Legacy Acres – Berlin, Camden County
  • Legacy at East Greenwich – Clarksboro, Gloucester County
  • Lifestyle a Cumberland – Millville, Cumberland County
  • Preserve at Weatherby – Woolwich Township, Gloucester County

NVR/Ryan Homes prides itself on creating quality homes that are not only reflective of the way residents live, but also help them live better.

  • The standards are high when it comes to quality living and quality homes – and Ryan Homes ensures the homes they build not only meet, but exceed those expectations. They are one of the few home builders who has every single one of their homes inspected by an independent third party to ensure each resident enjoys the highest quality home possible. 
  • Quality is also tied to efficiency – Ryan Homes’ BuiltSmart whole-house approach ensure each home is more comfortable year-round, during all seasons. This approach helps lower monthly energy costs and reduces its environmental impact. 
  • Plus, every home built in a Ryan Homes community is stylishly designed with the resident in mind. Their Designer Interiors offer a wide variety of options and ways for homeowners to customize each home to their individual tastes and style. This ensures that no matter what you choose, each resident will be pleased and the home will look stylish and amazing.

Balancing Development and Open Space Preservation

Economic Benefits

The greater Pemberton Township community will reap a number of economic benefits from the approval and construction of the Liberty Woods community. 

According to a Fiscal Impact Analysis conducted by Richard B. Reading Associates in Princeton, NJ and completed in February 2023, the economic benefits include:

  • The addition of approximately 862 anticipated new residents to the Township when fully built out.
  • The anticipated (average) sales price of the proposed homes is $385,000 for single-family detached homes and $335,000 for single-family attached townhomes.
  • This community is expected to represent a completed value of $210,735,000 – yielding an aggregate assessed value of $199,650,300 at the Township’s 2023 assessment ratio (94.74 percent).The proposed new housing units, with an aggregate estimated assessment of $199,650,300, yield a per capita valuation of $231,613 – 4.49 times the Township’s average per capita residential valuation of $51,570.

Under the current fiscal structure, the 561 age-restricted housing units included in the proposed Liberty Woods community would generate annual tax revenues totaling $5,314,690, while tax-supported costs allocated to the proposed units amount to $693,910 – yielding an overall revenue surplus of $4,620,780, which is comprised of the following calculated yearly surpluses (details in Fiscal Impact Analysis linked above):

  • Municipal – $1,667,680
  • School District – $2,433,740
  • County Operations – $519,360

The substantial revenue surpluses (noted above) generated for both the Township and school district could have the potential for a $428 reduction in the municipal and school taxes for the average Pemberton Township homeowner.