Greens at Royce Brook
Toll Brothers · 174 single-family homes · Hillsborough Township, NJ
Updated March 2026 · Now selling
What you're actually getting
Location and setting. The community sits on 130 acres of what was formerly half of Royce Brook Golf Club's 36-hole complex. The remaining 18 holes (the East Course) continue operating as a public golf course adjacent to the development. Most lots in the Preserve Collection offer direct golf course views. The Sourland Mountains provide a backdrop to the west, and Colonial Park Garden is minutes away.
Two distinct collections. Toll Brothers is building Greens at Royce Brook in two tiers. The Retreat Collection targets families wanting a quality Toll Brothers home in Hillsborough without paying Preserve-level prices. The Preserve Collection is the flagship — larger lots, more square footage, and most of the golf course views.
| Feature | Retreat Collection | Preserve Collection |
|---|---|---|
| Price range | From $1,184,995 | From ~$1,500,000+ |
| Square footage | 3,024 – 3,350+ sqft | 4,051 – 5,240 sqft |
| Bedrooms | 4 | 4–5 |
| Bathrooms | 3 – 4.5 | 3 – 5.5 |
| Lot width | 55-foot lots | 90-foot lots |
| Garage | 2-car | 2-car |
| Basement | Optional finished | Optional finished |
| Key features | Flex rooms, loft spaces | Guest suites, golf views |
| Lot count | 87 homes | 87 homes |
Location & commute
Address: 12 Stringer Way, Hillsborough Township, NJ 08844
Train commute: The nearest NJ Transit station is Raritan, which offers Northeast Corridor service. Expect about 65 minutes to New York Penn Station. It's not a walk-to-train community — you'll drive 10-15 minutes to the station or park at Raritan.
Driving: Route 206 provides north-south access. I-287 is accessible for routes to Newark, North Jersey, and the Turnpike. Route 22 and I-78 are both within reach for commuters heading to office parks in Bridgewater, Warren, or Bedminster.
Nearby: Bridgewater Commons Mall is about 15 minutes. Downtown Princeton is roughly 25 minutes. Hillsborough Promenade offers everyday shopping and dining. Colonial Park Garden and Sourland Mountain Preserve provide outdoor recreation.
Schools
Greens at Royce Brook feeds into the Hillsborough Township Public School District, which is well-regarded in Somerset County. Hillsborough High School has strong academics and a wide range of AP course offerings. The district is often cited as one of the reasons families choose Hillsborough over neighboring towns with higher price points.
What we'd negotiate for you
Toll Brothers rarely reduces base prices — doing so would affect comparable sales for remaining homes. But there's significant room to negotiate value in other areas:
Design Studio credits. Toll Brothers' Design Studio is where you select finishes, upgrades, and personalization options. We push for $20,000-$60,000+ in complimentary or discounted upgrades — hardwood flooring, kitchen upgrades, finished basements, bathroom tile packages.
Lot premium reductions. Premium lots (golf course views, cul-de-sac positions, larger parcels) carry premiums of $25,000-$100,000+. These are often the most negotiable line item.
Closing cost credits and rate buydowns. Toll Brothers Mortgage (their in-house lender) frequently offers incentives if you finance through them. We make sure those incentives are competitive with outside lenders and negotiate additional credits when possible.
Structural upgrades at construction cost. Adding a rough-in for a future bathroom, expanding a basement, or adding a bedroom is dramatically cheaper during construction than after. We identify which structural upgrades provide the best ROI.
✓ What we like
Toll Brothers build quality and Design Studio. Golf course adjacency is genuinely distinctive. Hillsborough schools are strong. Snow removal simplifies maintenance. 174 homes means you have options and time — this isn't a 12-lot community that sells out in a weekend. Two collections let you buy into the community at different price points.
✗ What to watch
Not walkable to the train — you'll need to drive to Raritan Station. Lot premiums for golf views can add significantly to the base price. HOA fees haven't been published yet — get the exact number before signing. The original Royce Brook development approval drew opposition from neighbors over stormwater and well concerns — ask about the final mitigation measures.
Frequently asked questions
The Retreat Collection starts at $1,184,995 (3,024-3,350 sqft, 4 bedrooms). The Preserve Collection starts around $1,500,000+ (4,051-5,240 sqft, 4-5 bedrooms). With lot premiums, Design Studio upgrades, and optional finished basements, final prices typically run 15-25% above base.
Hillsborough Township Public School District. Highly rated in Somerset County with strong AP offerings at Hillsborough High School.
Raritan NJ Transit station is about 10-15 minutes by car, with a 65-minute train ride to Penn Station. By car, NYC is roughly 50-60 miles.
Yes. The Toll Brothers sales team represents the builder. Your own agent reviews the contract, negotiates upgrades and credits, monitors construction, and protects your interests — at no extra cost, since the builder pays your agent's commission.
Snow removal is confirmed as included. Full HOA fee details and other included services should be confirmed directly with the sales center — ask us and we'll get the specifics for you.
The base price is rarely negotiable, but Design Studio credits ($20K-$60K+), lot premium reductions, closing cost credits, and rate buydowns are all on the table. Timing matters — end of quarter and final lots offer the most leverage. This is exactly what a buyer's agent handles for you.