The Manors at The Colony Preserve

Independent Assessment

The Manors at The Colony Preserve is confirmed as a genuine, developer-built (Holiday Organization), gated 55+ townhome community, with consistent multi-source agreement on its 150-home count, 2013 construction start, and sold-out status. Reported combined monthly fees varied across sources checked ($559-$712, apparently reflecting a base HOA fee plus a separate condo fee), which is treated as reflecting different fee components rather than a data conflict, though buyers should confirm the current exact combined figure. The HOA's own recorded age-restriction percentage against the federal HOPA 80% standard was not independently confirmed. Buyers should note that the same developer also built a separately named 'Country Woods at Colony Preserve' community nearby; the two should not be conflated.

Who May Find This Community Appealing

Buyers seeking a gated, developer-built 55+ townhome community with full exterior maintenance included and a relatively recent (2013-era) construction start are a strong fit for The Manors at The Colony Preserve. Its six-unit building format and two-bedroom floor plans also suit buyers wanting a smaller, lower-maintenance footprint than detached single-family options.

Homes, Builders & Development History

The Manors at The Colony Preserve was developed by the Holiday Organization beginning in 2013, comprising 150 townhomes arranged in six-unit buildings, ranging from approximately 1,322 to 1,598 square feet, each with two bedrooms, two bathrooms, and a one-car garage, featuring nine-foot ceilings, gourmet kitchens, and stainless steel appliances as standard. The developer reports the community is now sold out; all current purchases are resale.

Current Pricing & Market Positioning

Recent listings at The Manors at The Colony Preserve have reflected pricing around $352-$380 per square foot for units built in the 2020-2022 range (reflecting later phases of the 2013-started build-out). Buyers should request current closed comparables specific to the building and phase under consideration from a local agent familiar with Shirley.

New Construction vs. Resale Considerations

The Manors at The Colony Preserve is reported sold out by its developer, so current purchases are resale. Buyers should request the association's current financials, reserve study, and governing-document package before purchasing, and should confirm whether any builder warranty coverage remains active on the community's more recently built phases.

Taxes, Insurance & Special Assessments

Homes in The Manors at The Colony Preserve are subject to Town of Brookhaven and Suffolk County property tax at the current municipal and county rate applicable to condominium units. Buyers should confirm current tax figures directly with the Suffolk County Tax Assessor's office and request the association's current financials and reserve study before purchasing.

Community Layout & Lifestyle

The Manors at The Colony Preserve offers a gated, low-maintenance 55+ lifestyle in a smaller, six-unit-building townhome format, with full exterior maintenance included in the association fee. Its 2013-era construction and standard-feature gourmet kitchens suit buyers wanting a move-in-ready, modern-vintage home without new-construction pricing.

Shopping, Healthcare & Airport Access

The Manors at The Colony Preserve sits in the hamlet of Shirley, in the Town of Brookhaven, Suffolk County, near The Waterways at Moriches. The community is within reach of William Floyd Parkway and Sunrise Highway (NY-27), placing it within a reasonable drive of central Suffolk County and the William Floyd Parkway corridor to the Smith Point County Park beaches.

Age Qualification & Material Ownership Restrictions

The Manors at The Colony Preserve is marketed by its own developer as a gated 55+ community. Buyers should confirm the community's actual current age-verification and occupancy-restriction standard directly with the association, as the HOA's own recorded governing-document language was not independently reviewed. New York's age-restricted-housing framework tracks the federal Housing for Older Persons Act (HOPA) exemption without an independent state-level wrinkle.

Tradeoffs & Limitations

Reported combined monthly fees at The Manors at The Colony Preserve varied across sources checked ($559-$712), so buyers should pin down the current exact figure and its components (base HOA fee versus separate condo fee) before assuming a specific budget. The HOA's own recorded age-restriction language could not be independently verified. Buyers should also confirm they are looking at The Manors specifically and not the same developer's separately named Country Woods at Colony Preserve community nearby.

Comparison With Nearby Communities

The Manors at The Colony Preserve offers a smaller, six-unit-building townhome format distinct from larger single-family communities nearby, and sits closer in scale and price to Encore at Lake Grove and Strathmore Gate East than to the waterfront Waterways at Moriches nearby. Buyers should also distinguish it from the same developer's separately named Country Woods at Colony Preserve community in the same general area.

Current Listings

A connected local agent familiar with The Manors at The Colony Preserve can provide current available resale inventory, recent closed comparables, and current combined HOA/condo fee figures.

Is The Manors at The Colony Preserve still selling new homes?

No. The community is reported sold out by its developer, the Holiday Organization. Current purchases are resale.

Is The Manors at The Colony Preserve the same as Country Woods at Colony Preserve?

No, they appear to be separate communities by the same developer (the Holiday Organization) in the same general area of Shirley. Confirm which one a given listing refers to.

What is the HOA fee at The Manors at The Colony Preserve?

Reported combined monthly fees range roughly from $559 to $712, apparently comprising a base HOA fee plus a separate condo fee, covering water, sewer, trash, snow removal, and clubhouse/fitness center access. Confirm the current exact figure directly with the association.

How many homes are in The Manors at The Colony Preserve?

150 townhomes arranged in six-unit buildings, ranging from approximately 1,322 to 1,598 square feet.