If you've been wondering what's changing in Monmouth County, New Jersey, the short answer is: a LOT.
We're talking about the massive Netflix Studios development at Fort Monmouth, the transformation of Monmouth Mall into Monmouth Square, Bell Works Fort Monmouth, changes at Freehold Raceway Mall, new entertainment and healthcare facilities, housing and redevelopment, road improvements, and new projects in towns including Marlboro and Manalapan.
And these aren't all projects that may happen someday.
Several are already underway.
I've lived and worked in New Jersey for years, and after more than 21 years selling real estate here, I've learned something about Monmouth County:
We love living here.
We also love arguing about absolutely everything they're building here.
Welcome to New Jersey. 😂
But whether you're thinking about moving to Monmouth County or already own a home here, these projects are worth understanding because they're changing where we work, shop, eat, get healthcare, find entertainment and, of course, live.
So let's look at some of the biggest Monmouth County projects to watch in 2026, 2027 and beyond.
What Is Happening With Netflix Studios at Fort Monmouth?
Yes, Netflix is really coming to Monmouth County.
And construction is underway.
Netflix purchased more than 292 acres of the former Fort Monmouth property in Eatontown and Oceanport for its new production campus.
When the entire Netflix Studios Fort Monmouth campus is complete, Netflix says it will include 12 soundstages totaling nearly 500,000 square feet, along with production facilities and community amenities.
The planned investment is approximately $1 billion.
Phase 1A is currently targeted for completion in summer 2027, with another phase targeted for 2028.
Why does Netflix Fort Monmouth matter to Monmouth County residents?
This is the part I think is more interesting than simply saying, "Netflix is coming."
A major production facility requires far more than actors and cameras.
Think about production crews, construction workers, electricians, set designers, catering companies, transportation, hotels, restaurants, housing and dozens of supporting businesses.
That means the effects of the Netflix development could extend beyond the actual property.
Oceanport, Eatontown, Tinton Falls, Long Branch and West Long Branch are all areas I'll be watching closely as development continues.
Does this mean Netflix automatically makes nearby homes worth dramatically more?
No.
Real estate doesn't work that way, and I'd be very cautious of anyone promising you that.
But when approximately $1 billion is being invested in a major employment and production center, it's absolutely worth paying attention to what's happening around it.
And Netflix isn't happening in isolation.
What Is Bell Works Fort Monmouth?
If you've visited Bell Works in Holmdel, you've seen what can happen when an enormous former corporate property is completely reimagined.
The former Bell Labs building has become a destination filled with offices, restaurants, businesses, fitness, events and public gathering spaces.
Now the Bell Works concept is expanding.
The former Commvault headquarters in Tinton Falls is becoming Bell Works Fort Monmouth.
The concept follows the same "metroburb" idea behind Bell Works in Holmdel — bringing together workplaces, restaurants, businesses, events and community spaces in a suburban setting.
Why is this important?
Because now look at what's happening within one relatively concentrated part of eastern Monmouth County:
Netflix Studios Fort Monmouth.
Bell Works Fort Monmouth.
New housing.
New businesses.
Redevelopment.
And then there's another enormous project just a few minutes away.
What Is Replacing Monmouth Mall?
Monmouth Mall is being transformed into Monmouth Square, a large mixed-use development in Eatontown.
And this is much more than renovating an old mall.
The current redevelopment plan calls for approximately 1,000 residential units and more than 900,000 square feet of retail space.
Whole Foods has already opened at the property.
Instead of creating another traditional enclosed shopping mall, Monmouth Square is designed as a place where people can live, shop, eat, walk around and use everyday services.
Essentially, a neighborhood is being created where a traditional mall once stood.
If you've lived in Monmouth County long enough, you probably remember when Monmouth Mall was THE mall.
Then there was that other phase when you could walk through it and think:
"Where did everybody go?"
Retail has changed dramatically, and Monmouth Square is a perfect example of how former shopping centers are being reimagined.
Why are Eatontown, Oceanport and Tinton Falls areas to watch?
Put three major projects together:
Netflix Studios Fort Monmouth.
Bell Works Fort Monmouth.
Monmouth Square.
Now add new residents, employees, businesses, restaurants and services.
That's why I think the Eatontown-Oceanport-Tinton Falls area is one of the most interesting parts of Monmouth County to watch over the next several years.
Of course, there's one other thing we'll probably get.
Traffic.
Because apparently we're not allowed to have nice things without traffic.
What Is Changing at Freehold Raceway Mall?
No, Freehold Raceway Mall is not being turned into apartments.
But it is evolving.
One of the biggest changes is the arrival of Von Maur.
If your first reaction is:
"Cori, what the heck is Von Maur?"
You're not alone.
Von Maur is an upscale department store, and Freehold Raceway Mall is getting the company's first New Jersey location.
The planned store is approximately 164,000 square feet across three levels, with an anticipated opening in fall 2027.
That's particularly interesting at a time when malls and traditional department stores around the country have struggled.
Rather than losing another major anchor, Freehold Raceway Mall is attracting a department store brand entering New Jersey for the first time.
So I would not count Freehold Raceway Mall out.
What Is ParkStage in Freehold?
Freehold also has a relatively new entertainment option: ParkStage at the East Freehold Park Showgrounds.
The Count Basie Center for the Arts and Monmouth County Tourism created ParkStage as a large-scale outdoor venue for concerts, comedy and other live entertainment.
And I love this addition.
When buyers ask me about moving to Monmouth County, they don't only ask about homes, taxes and commuting.
They also ask:
"What is there to do?"
That's one of Monmouth County's strengths.
We have beaches, downtowns, farms, parks, restaurants and entertainment.
Adding more live entertainment gives residents another option without always having to head into New York City.
What Is Being Built at the Vogel Medical Campus in Tinton Falls?
Another significant Monmouth County project is the Specialty and Cancer Care Center at the Vogel Medical Campus in Tinton Falls.
RWJBarnabas Health and Rutgers Cancer Institute are developing the approximately 150,000-square-foot, five-story facility.
Plans include specialty physicians, diagnostic imaging, same-day surgery and comprehensive cancer care in partnership with Rutgers Cancer Institute.
The center is expected to open in early 2027.
Why does expanded healthcare matter when choosing where to live?
Healthcare access is a major quality-of-life consideration, particularly for downsizers, retirees, people caring for aging parents and anyone who regularly needs specialized medical services.
Having more advanced specialty and cancer care available within Monmouth County could reduce the need for some residents to travel farther north for care.
It's not as flashy as Netflix Studios.
But for people actually living here, it's an important change.
What Is Happening at Route 34 and Route 537 in Colts Neck?
Now let's discuss everyone's favorite New Jersey subject.
Traffic.
If you regularly drive through the intersection of Route 34 and Route 537 in Colts Neck, you've probably said a few things there that I can't repeat on my website.
The intersection is undergoing major improvements.
And this isn't simply repaving the road.
The project includes widening approaches, additional turning and through lanes, bridge replacements, sidewalks, drainage work and other improvements intended to improve traffic flow and safety.
This intersection is important because it connects traffic traveling between Colts Neck, Freehold, Holmdel, Route 18 and other parts of Monmouth County.
Will these improvements mean nobody in Monmouth County ever sits in traffic again?
HAHAHAHA.
No.
We still live in New Jersey.
Let's manage expectations.
Is More Housing Coming to Monmouth County NJ?
Yes. Housing and redevelopment are going to remain major topics throughout Monmouth County.
Monmouth Square alone is planned to include approximately 1,000 residential units.
Additional housing and redevelopment projects are being discussed or developed in other municipalities.
You'll also continue hearing a lot about New Jersey affordable housing requirements and the plans individual municipalities adopt to meet their obligations.
And this is where homeowners need to be careful about information they see online.
A redevelopment study is not necessarily an approved development.
A redevelopment plan isn't the same thing as construction beginning.
And an affordable housing obligation doesn't automatically mean whatever number of apartments somebody posted in a neighborhood Facebook group is being built tomorrow.
Sometimes I see a post saying:
"THEY'RE BUILDING 4,000 APARTMENTS!"
Three minutes later, apparently the entire town is moving to Pennsylvania.
When I discuss development, I try to separate what has been proposed, what has been approved and what is actually being built.
That distinction matters.
What New Development Is Happening in Marlboro Township NJ?
There are several changes worth watching in Marlboro Township.
Marlboro adopted a redevelopment plan in 2026 involving township-owned properties between Tennent Road and Route 79.
One of the uses the township has been pursuing for that area is the design, construction and operation of an indoor recreation center.
Marlboro is also working through affordable housing and redevelopment planning.
Infrastructure improvements are another part of the story, including road projects and the Route 79 sidewalk extension intended to improve connections with the Henry Hudson Trail.
These projects obviously don't have a billion-dollar Netflix price tag.
But if you actually live in Marlboro, smaller local improvements can have a much more direct impact on your everyday life.
That's why I think it's important to cover both.
What Is Changing in Manalapan NJ?
Manalapan is also investing in community recreation.
The township has announced plans for a new recreation building as part of its approximately 212-acre Recreation Center.
Plans include multipurpose community rooms, indoor activity areas, fitness, youth programming, senior activities and other community uses.
This is a perfect example of why I tell buyers not to choose a town based solely on the houses.
Look at what a municipality invests in.
Parks.
Recreation.
Roads.
Community facilities.
Shopping.
Healthcare.
Those things help determine what living in a town actually feels like.
And if you're currently trying to decide between Marlboro and Manalapan, I'm also covering that comparison separately because the two towns may seem interchangeable at first.
They're not.
Cori's Pick of the Week: The Wharf at Oceanport
Since so much of this redevelopment story centers around Fort Monmouth, I'm keeping this week's local pick right in Oceanport.
My pick is The Wharf at Oceanport.
It's located along Oceanport Creek at Old Wharf Park, right in the area we've been talking about.
The Wharf offers waterfront dining, food, drinks and live music, but it's not only a warm-weather destination. There is indoor dining, and the restaurant operates year-round.
So when Jersey decides it's freezing outside, you do NOT have to sit by the water in a winter coat holding a cocktail while pretending you're comfortable.
Go inside.
Get something to eat.
Then take a drive through Oceanport and the former Fort Monmouth property.
Seeing the redevelopment in person gives you a much better sense of the scale of what's happening there.
What Will Monmouth County Look Like in the Next Few Years?
The biggest takeaway isn't any single project.
Monmouth County isn't simply growing.
It's changing how we live here.
Consider everything happening at the same time:
Netflix is developing a major production campus.
Fort Monmouth continues to be redeveloped.
Bell Works is expanding its concept to Tinton Falls.
Monmouth Mall is becoming Monmouth Square.
Freehold Raceway Mall is adding New Jersey's first Von Maur.
Freehold has added a major outdoor entertainment venue.
Tinton Falls is gaining a significant specialty healthcare facility.
Housing is being added.
Roads and infrastructure are being improved.
Marlboro and Manalapan are investing in community projects.
Together, that's a significant amount of change.
For years, much of Monmouth County has been viewed as a collection of suburban communities where people lived and then traveled elsewhere for work or entertainment.
We're increasingly seeing more employment, entertainment, restaurants, healthcare, mixed-use development and services right here in Monmouth County.
That doesn't mean every resident will support every project.
Development creates legitimate questions about traffic, density, infrastructure, schools, taxes and preserving the character of individual communities.
Those conversations matter.
But they're also exactly why residents should understand what's actually being proposed, approved and built.
The Monmouth County of the next several years may look noticeably different from the Monmouth County we know today.
The area I'm watching most closely is the Fort Monmouth corridor.
Netflix Studios, Bell Works Fort Monmouth, Monmouth Square and the surrounding redevelopment could create a very different economic and lifestyle center in eastern Monmouth County.
At the same time, I'll continue watching what's happening in western Monmouth County, particularly Marlboro, Manalapan and Freehold.
If there's a development happening in your Monmouth County town that you think I should investigate, reach out and tell me about it.
Especially if your neighborhood Facebook group says it's going to destroy the entire town.
Those are always my favorites. 😂
Let's Make Your Real Estate Goals Happen
Monmouth County is changing, but that's exactly why having someone who understands the individual towns, neighborhoods and local market matters.
I've been helping buyers and sellers throughout New Jersey for more than 21 years, and I don't believe choosing a home is just about bedrooms, bathrooms and a price.
It's about understanding where you're buying, what's happening around you and whether that community fits the way you actually want to live.
If you're thinking about buying, selling or moving anywhere in Monmouth County — especially Marlboro Township, Morganville, Manalapan, Freehold or the surrounding communities — I'd love to help.
I'm Cori Dunphy with RE/MAX.
Let's find where you belong.
Visit www.CoriSellsNJ.com or find out what your home is worth.
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About Cori Dunphy
Hi, I’m Cori Dunphy — a lifelong Monmouth County resident, Marlboro homeowner, and full-time REALTOR® with RE/MAX Central.
For more than 25 years, I’ve helped buyers and sellers throughout Monmouth, Middlesex, and Ocean Counties navigate one of life’s biggest decisions with confidence. Whether you’re purchasing your very first home, relocating to New Jersey, moving into a 55+ community, upgrading to your forever home, or preparing to sell, my goal is simple: to give you honest advice, expert guidance, and the local knowledge you won’t find on a national real estate website.
I created this website to be more than just a place to search for homes. It’s a growing resource filled with neighborhood guides, local market updates, buyer and seller tips, community spotlights, and everything you need to make informed real estate decisions right here in Monmouth County.
If you’re still researching, keep exploring. If you’re ready to make your move, I’d be honored to help.
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Real estate is about so much more than contracts and closing dates—it’s about finding the place where your next chapter begins.
Whether you’re ready to buy next week, sell next year, or you’re simply looking for honest answers from someone who truly knows Monmouth County, I’m here whenever you need me.
I look forward to helping you make your next move your best move.
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