Fairways at Edgewood After Toll Brothers: What Sets River Vale Townhouse Prices Now

On September 11, 2026, a three-bedroom townhouse at 11 Woodmont Circle in River Vale closed at $1,489,000. It has a finished basement, an attached garage and four full baths. It went on the market in April through Toll Brothers' own real estate arm, the builder of Fairways at Edgewood. Toll Brothers now lists the community as sold out.

That changes how a Fairways townhouse gets priced. For five years, a buyer could weigh any resale against a new unit from the builder. That option is gone, and River Vale has no other for-sale townhouse community in the pipeline to take its place. The next Fairways price will come from owners selling to buyers. This summer's closings suggest owners are setting it at least as high as Toll did.

The summer of the handoff

Fairways at Edgewood went up on nine holes of the former 27-hole Edgewood Country Club. River Vale's Joint Planning Board approved it in 2019 as 225 market-rate townhomes and quadplex condominiums, plus a separate 24-unit affordable rental building. Pascack Press described it this month as a recently completed 249-unit development next to Edgewood's remaining private 18-hole course.

Between July and September 2026, according to NJMLS sold records, builder-listed homes and owner resales were closing in the same weeks:

The two owner resales closed at $1,490,000 and $1,578,777. The three builder-listed homes closed between $1,374,000 and $1,489,000. Five sales can't establish a trend, and floor plans at Fairways differ. Still, in the summer the builder wrapped up, neither owner resale closed below the builder's range. The highest price of the season came from an owner.

Where the price started

When Toll opened sales in 2021, Pascack Press reported starting prices of $945,995 for Carriages Collection townhomes and $919,995 for Cottages Collection condominiums. The homes had two or three bedrooms, roughly 2,624 square feet for the townhomes and 2,330 for the condos, full basements, two-car garages and first-floor primary suites.

Those were base prices, and finished homes rarely sell at base. Even so, they show where this community was priced at launch. Five years later, it sells in the $1.4 million to $1.6 million range. During those five years, Toll sold its homes against a supply of new units it controlled. A buyer who balked at one price could wait for the next release. That fallback no longer exists, and the owner of a Fairways townhouse now competes only with other owners.

The comparison that now sets value

At Fairways, an appraiser looking for comparable sales in fall 2026 will mostly find the closings in the table above. That includes sales by the builder that will not repeat. A seller can point to $1,578,777 at 111 Woodmont Circle. A buyer can point to $1,374,000 at 15 Muirfield Lane. With such a small set of sales, one closing can shift the next negotiation by six figures. This works the same way as the thin-sample problem in Harrington Park and Norwood medians, only here it plays out inside a single community.

Bergen County as a whole looks very different. In September 2026, the NJ REALTORS® Bergen County report put the median townhouse-condo sale at $527,000 and the median single-family sale at $835,000. Year to date through September, the county recorded 1,531 townhouse-condo closings and 3,894 single-family closings. Fairways resales are closing at well over double the county's attached median and well above its single-family median. A Fairways buyer is paying single-family-plus prices for a home with a shared wall and a golf course view, so the right comparison set is detached homes, not other condos.

Across Piermont Avenue, the cost runs the other way

Across Piermont Avenue from Fairways, Rivervale at Holiday Farm prices a different buyer entirely. Recent closings on that stretch, from NJMLS sold records:

• Rivervale at Holiday Farm, 521 Piermont Avenue, Unit 428: closed July 31, 2026 at $352,000, with $712 monthly maintenance and $6,005 in annual taxes.
• 477 Piermont Avenue, Unit T477: closed October 1, 2026 at $585,000, with $610 monthly maintenance and $10,812 in annual taxes.
• Fairways at Edgewood, 182 E Woodmont Circle: closed July 8, 2026 at $1,490,000, with $686 monthly maintenance and $29,287 in annual taxes.

The monthly fees are close to identical, and the Holiday Farm unit pays slightly more than the Fairways townhouse. Over a year, Holiday Farm's maintenance comes to about $8,544, roughly 2.4% of its sale price. Fairways' maintenance comes to about $8,232, roughly 0.55% of its sale price. Property taxes reverse the picture. Fees plus taxes come to roughly $14,500 a year at the Holiday Farm unit and roughly $37,500 at the Fairways townhouse.

The two sides of Piermont Avenue are effectively separate markets. A buyer at Holiday Farm is mostly buying the association: the maintenance check takes a large share of every dollar spent on the home. A buyer at Fairways is mostly buying the tax bill, which runs more than three times the annual fees.

What's next on River Vale's planning agenda

Owners at Fairways would face new competition only if River Vale added another for-sale attached community at a similar level. Here's what's on the books.

The largest pending project is on the former Forcellati Brothers Nursery site at 691–693 Rivervale Road. Pascack Press reported in June 2025 that the township accepted a court settlement for 75 homes, 15 of them affordable. The township described it as a compromise to avoid a possible 95-unit court-imposed project after an earlier 52-unit plan was denied, and Pascack Press later described it as a 75-unit townhouse development. The township's February 2026 amendment to its fourth-round housing plan, posted on the River Vale Master Plan page, counts the 15 affordable units as family rentals. It doesn't say whether the 60 market-rate homes will be sold or rented, or when construction begins. The same plan expands the "Four Corners" Downtown Inclusionary Overlay at Rivervale Road and Westwood Avenue, which allows apartments above ground-floor shops. That overlay is zoning, not an approved building.

River Vale Place, the 24-unit building at 470 Piermont Avenue that came out of the Fairways approval, is affordable rental housing. Nothing on the township's agenda today is a builder-sold townhouse community at the Fairways level. If the Forcellati market-rate homes end up for sale, they will be the newest attached homes in town and the first new comparison a Fairways buyer sees. That one is worth watching.

Before a contract on either side of the road

1. Pull every Fairways closing since July, and sort builder sales from owner resales. Those builder sales are part of the record, but no future buyer can get one.
2. Ask for the tax bill on the specific unit. Two Fairways sales from the same summer show $26,931 and $29,287 a year, so a community-wide estimate isn't precise enough.
3. At the older complexes, read the association's budget and reserve documents before the price. At these fee levels, the association decides most of the monthly cost.
4. Check the golf course next door. Fairways backs onto Edgewood Country Club's private course. The township-owned River Vale Country Club, an 18-hole semi-private course at 660 Rivervale Road, had Long Ball Golf Management's three-year, $525,060 management contract approved by the Township Council at its September 28, 2026 meeting.

This is general market information, not legal, tax or financial advice. Association documents, tax assessments and contract terms differ by unit, so confirm your own situation with an attorney, accountant or lender.

A few questions buyers ask

Can I still buy a new home at Fairways at Edgewood from Toll Brothers? Toll Brothers' community page lists The Fairways at Edgewood as sold out. Any purchase there now is a resale.

Is the Forcellati project for sale or for rent? Pascack Press has described it as a 75-unit townhouse development. The township's February 2026 plan amendment counts its 15 affordable units as family rentals, but doesn't say whether the market-rate homes will be sold or rented, or when construction begins.

When will updated county numbers be out? NJ REALTORS® typically posts each month's county figures in the second week of the following month, so October 2026 data should be out by mid-November.

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Thinking about selling or buying at Fairways at Edgewood?

I'm Lana Henriques, Realtor®, recognized in the top 1.5% of agents nationwide by RealTrends Verified (2026). River Vale is one of the towns I focus on, along with Norwood, Old Tappan, Northvale, Harrington Park, Demarest, Closter and Alpine.

If you own at Fairways and are weighing a sale, I'll go through this summer's builder sales and owner resales with you, one by one, and look at what buyers will compare: your floor plan, your finishes and upgrades, your view of the course, and your tax bill. Then we set a price the appraisal will support and negotiate from there. If you're buying on either side of Piermont Avenue, I'll walk you through the numbers on the specific unit before you write an offer.

Call or text me at 201-310-6560, book a time to talk, or get a home value estimate at lanahenriques.com. Let's look at what your townhouse is worth today.