State of the Township – Strong, Stable, and Moving Forward

On March 11th, I stood before the Middle Township Chamber of Commerce and delivered our 2026 State of the Township address. What I told those business leaders is exactly what I want every resident to hear: “Middle Township is in excellent shape. Our finances are rock-solid, our tax bills remain far below the average in New Jersey, new businesses are choosing us, and we are building the kind of community that makes people proud to call our town home.”

Let me start with the numbers that matter most to your wallet. The average Middle Township tax bill in 2025 was $5,375. Of that, only $1,500 – roughly $4.11 a day – actually funds all the municipal services you rely on every single day: police, roads, parks, recreation, code enforcement, and everything else our dedicated employees provide. Compare that to the statewide average of $10,570 or even the Cape May County average of $6,273. We are delivering more for less.

As an example, at this property on 12 Timberlea Lane, the tax bill rose just $150 a year for the past two years – about 2.5 percent annually. That is manageable growth because we have deliberately expanded our ratable base. Last year alone we added more than $80.8 million in new ratables, pushing our total to $3.027 billion heading into 2026. More ratables mean more revenue without raising your rate.

We closed 2025 with a record budget surplus of $6,867,883. This is a record increase of $1,938,615 in a single year. That didn’t happen by accident. It happened because we added new revenue streams (our local cannabis tax alone brought in $96,799 in just eight months), practiced conservative budgeting, and let unspent appropriations lapse back into surplus: $400,000 in 2022, $1.1 million in 2023, and $2 million in 2024. Every dollar we don’t spend is a dollar that strengthens our bond rating and funds future projects instead of tax hikes.

We are also aggressive about saving money on the expense side. Privatizing EMS and sharing county dispatch services have already saved taxpayers more than $1.5 million. In 2025 we reduced costs by privatizing Animal Control under the oversight of the Middle Township Police Department. These are the kinds of structural changes that keep costs down while maintaining and often improving service levels.

On the revenue side we are no longer relying on just one or two sources. Short-term rental and occupancy taxes added $135,522. Cooper Medical Center contributed $276,077 in community service payments. Investment earnings, even after three Federal Reserve rate cuts, remain healthy, especially in our sewer utility fund. Diversification of revenue streams is working.

Business confidence in Middle Township is strong. We had 957 business registrations in 2025, and 790 business owners have already renewed for 2026 (with the deadline extended to March 31 so no one gets left out). New names that opened their doors last year include JP Morgan Chase, Carter’s Kids, Blue Fin Capital, INSA, Anzelone Electric, Adventure Nook, Tint Color Bar, Rock of Ages Tattoo Parlor, Dink It Pickleball, Wingstop, Harbor Coffee, Greens & Grains, Bath & Body Works, Cold Bowl, AT&T, Tacos by the Shore, Jersey Mike’s Subs, and 7 Brew – just to name a few. These are quality employers and service providers that chose us because we run a well-managed town. As I told the Chamber, “A well-run town attracts and retains well-run businesses.”

We are also growing responsibly. The former concrete plant on Route 47 in Rio Grande is being redeveloped into mixed residential housing with 20 percent of the units set aside as affordable. Stone Harbor Lakes and Townhouses at the Golf Club saw 194 permits issued. BGJ1 LLC is building 128 garden apartments (26 affordable) on Old Rio Grande Avenue. DR Horton is adding 63 townhouses behind the Old 7 Mile Brewery. Coral Point will bring 116 multi-family townhouses off Dias Creek. Additional projects in the pipeline include a new hardware store, a 16-unit cottage motel and additional townhomes and duplexes. We are working hard to address our pressing housing needs while being careful to ensure we also preserve Middle Township’s unique rural character.

Our population remains stable at roughly 20,277 residents, with a density of just 288.7 people per square mile – less than one-quarter of the New Jersey average. We have room to grow without losing the small-town feel that makes Middle Township special.

Of course, no town is immune to challenges. Pensions, health care, inflation on contracts, solid-waste costs, and energy prices are all rising. But we are meeting those pressures head-on with the same principles we have followed since day one: sound financial management, a stable tax rate, expanding the ratable base, responsible business development, improving quality of life, and relentlessly seeking savings and efficiency.

That is our commitment, and it is working.

As we move through 2026, I want every resident and business owner to know that your local government is focused on delivering value, protecting what makes this township unique, and preparing for the future. Whether it is new pickleball courts, expanded recreational opportunities, safer roads, or simply keeping the lights on and the services running smoothly, we are building on the foundation of a place people want to live, work, and visit.

Thank you for the trust you place in us every day. If you have ideas, concerns, or just want to say hello, my door is always open. Let’s keep making Middle Township the best it can be.

Mayor Chris Leusner

Chris Leusner

Mayor, Middle Township

March 2, 2026 Township Committee Meeting Agenda

1. Approval of Bill List A (General Bills) – The Committee approved payment of bills totaling $2,886,318.22 across multiple funds, including Current Fund, Capital, Escrow, COAH, and Recreation Trust accounts.

2. Approval of Bill List B – The Committee approved an additional $7,099.75 in bill payments from the Current Fund.

3. Approval of Minutes – The Committee approved the minutes from the February 18, 2026 Regular Meeting and Closed Session.

4. Reports – The Committee received the Tax/Sewer Collector’s report and the Sterbeck Harbor report for the month of January.

5. Ordinance 1736-26 – Hildreth Village Zoning Amendment – The Committee passed Ordinance 1736-26 on first reading, amending the Hildreth Village zoning district to establish a mandatory 20% inclusionary affordable housing set-aside for townhouse and multi-family developments.

6. Refund of Taxes – The Committee authorized tax refunds for exempt properties and instructed the Chief Financial Officer to issue payments for 2025 and 2026 tax overpayments.

7. Extension of Business Registration Due Date – The Committee extended the grace period for 2026 Business Registrations without penalty through March 31, 2026.

8. Recreation Advisory Board Appointments – The Committee appointed three individuals to the Recreation Advisory Board, including a Secretary stipend position.

9. Award of Bid – ADA Improvements (Goshen Complex) – The Committee awarded a $256,789.00 contract to H4 Enterprises, LLC for ADA improvements at the Clarence and Georgiana Davies (Goshen) Complex.

10. Social Affairs Permit – TJ Hunt Memorial Foundation – The Committee approved a Social Affairs Permit for the TJ Hunt Memorial Foundation to host an event at The Shore Club on June 8, 2026.

11. Release of Performance Bond – South Jersey Gas – The Committee authorized release of a $5,000 performance bond following satisfactory completion of a street opening project.

12. Authorization of Grant Application – 4th of July Celebration – The Committee authorized submission of a grant application to Cape May County’s “Land of the Free Celebration 250” Program for up to $25,000 (with 100% match) to support a July 4th celebration at Ockie Wisting Recreation Complex.

13. Closed Session – Potential Litigation (Developers Default) – The Committee entered into closed session to discuss potential litigation related to a developers’ default matter.

14. Engineer’s Report – The Township Engineer presented a report on current projects and related matters.

March 11, 2026 Special Township Committee Meeting Agenda

1. Ordinance 1735-26 – Development Fees & Affordable Housing Amendments – Following second reading and public hearing, the Committee adopted Ordinance 1735-26, repealing and replacing Chapter 116 (Development Fees) and amending Chapter 250 (Zoning) to update Affordable Housing regulations in conformance with the amended Fair Housing Act.

2. Adoption of Affirmative Marketing Plan – The Committee adopted the Affirmative Marketing Plan prepared by Triad Associates to ensure that all affordable housing units and programs are marketed in compliance with State law and court-approved housing obligations.

3. Adoption of Affordable Housing Trust Fund Rehabilitation Manual – The Committee adopted the Owner-Occupied and Rental Rehabilitation Manuals prepared by Triad Associates, establishing policies and procedures for administering Affordable Housing Trust Fund rehabilitation programs.

4. Adoption of Affordable Housing Operating Manual – The Committee adopted an Operating Manual prepared by Triad Associates to guide the administration of affordable housing programs in accordance with updated State regulations, including recent HMFA amendments to UHAC rules.

5. Adoption of Updated Spending Plan – The Committee adopted an updated Affordable Housing Trust Fund Spending Plan to comply with new New Jersey Department of Community Affairs (DCA) regulations and to support approval of the Township’s amended Housing Element and Fair Share Plan.

6. Resolution of Intent to Bond for Affordable Housing Obligations – The Committee adopted a resolution affirming its commitment to fully fund its Housing Element and Fair Share Plan, including the intent to bond or take other lawful measures if necessary to address any funding shortfall.

7. Adoption of Affordability Assistance Manual – The Committee adopted the Affordability Assistance Manual prepared by Triad Associates to establish official policies and procedures for administering affordability controls and assistance programs within the Township.

March 16, 2026 Work Session Agenda

Presentations and Committee Discussions on the following items:

1. Habitat for Humanity – Wildwood Avenue Project

2. Rio Grande Veteran’s Memorial Project

3. Hardship Request – 403 Delaware Ave – A. Dix

March 16, 2026 Township Committee Meeting Agenda

1. Approval of Bill List A (General Bills) – The Committee approved payment of bills totaling $3,375,151.84 across multiple funds, including Current Fund, Sewer Utility, Capital, Grants, Escrow, COAH, and Recreation Trust accounts.

2.  Approval of Bill List B (General Bills) – The Committee approved an additional $7,099.75 in bill payments from the Current Fund.

3. Approval of Minutes – The Committee approved the minutes from the March 2, 2026 Regular and Closed Session meetings, as well as the March 11, 2026 Special Meeting.

4. Reports – The Committee received reports from the Tax/Sewer Collector (February), Sterbeck Harbor (February), and the Clerk (January and February).

5. Ordinance 1738-26 – Speed Limit Amendment – The Committee introduced an ordinance establishing a 25 mph speed limit on Shellbay Avenue from the Garden State Parkway to its easterly terminus.

6. Acknowledgement of Retirement – The Committee acknowledged the retirement of Police Lieutenant Jason Sweitzer, effective September 1, 2026.

7. Acknowledgement of Resignation – The Committee acknowledged the resignation of a part-time Recreation Aide.

8. Acceptance of Performance Bond – LMC Rentals LLC – The Committee accepted a $442,389.80 performance bond for site improvements at 411 Dias Creek Road.



9. Release of Performance Bond – G7B LLC – The Committee authorized release of a $12,715.00 performance bond following satisfactory completion of required improvements.

10. Award of Bid – Electrical Services – The Committee awarded a one-year contract (with two renewal options) for Electrical Services and Repairs to Anzelone Electric Company, LLC.

11. Award of Bid – Pacific Avenue Roadway & Sidewalk Improvements – The Committee awarded a $347,608.45 contract to Fred M. Schiavone Construction for roadway and sidewalk improvements.

12. Ratification of Contract – Teamsters Local 676 – The Committee ratified a negotiated Memorandum of Agreement with Teamsters Local 676 representing Public Works employees.

13. Purchase of Vehicle from West Wildwood – The Committee authorized the purchase of a 2023 Chevrolet Tahoe from the Borough of West Wildwood for $41,355.78 through an intergovernmental transaction.

14. Approval of Multiple Dwellings During Construction – 718 Dias Creek Road – The Committee approved a request allowing homeowners to reside in their existing dwelling while constructing a new home, subject to specific time and demolition conditions.

15. Consent for Gas Pipeline Installation – South Jersey Gas – The Committee consented to installation of new 2” and 4” gas pipelines along portions of Reeds Beach Road and Beach Avenue.

16. Indian Trail Redevelopment – Establishment of Purchase Price – The Committee established a $17,000 purchase price for Block 188, Lots 2 & 9 within the Indian Trail Redevelopment Area.

17. Award of Contract – National Fish and Wildlife Foundation Grant Consultant – The Committee ratified and awarded a non-fair-and-open contract to James A. Rutala Associates, LLC (not to exceed $5,000) for grant preparation services.

18. Approval of Grant Application – National Coastal Resilience Fund – The Committee authorized submission of a grant application to the National Fish and Wildlife Foundation for the Reeds Beach Resiliency Project.

19. Waiver of Permit Fees – Habitat for Humanity – The Committee approved waiving $2,389.00 in construction permit fees for Habitat for Humanity’s affordable single-family home project at 300 Wildwood Avenue.

20. Limousine/Taxi License Approval – Day Sipper Tours LLC – The Committee approved a 2026 limousine/taxi license for Day Sipper Tours LLC.

21. Mobile Food Vendor License Approvals – 2026 – The Committee approved 2026 mobile food vendor licenses for qualified applicants.

22. Change Order No. 3 – Goshen Complex Improvements – The Committee approved Change Order #3, increasing the contract with H4 Enterprises, LLC by $92,574.00 for a revised total of $4,099,661.50.

23. Houseboat License Approval – 2026 – The Committee approved a 2026 Houseboat License for Scotch Bonnet Marina Real Estate LLC covering five sites.

24. Acknowledgement of Road Closure – Cape May Time Trial – The Committee supported and acknowledged the temporary road closure for the Cape May Time Trial bicycle event scheduled for April 12, 2026.

25. Engineer’s Report – The Township Engineer presented updates on current infrastructure and development projects.

Middle Township residents are encouraged to attend Township Committee meetings to share their thoughts, questions and concerns with Township Committee. 

Visit the Township website for information on meeting dates and times: https://middletownship.com/

Mayor Leusner was proud to be on hand as the Cape May County Board of Commissioners honored The Middle Township High School Boys Basketball team in recognition of their historic South Jersey Group 2 Championship. 

The Panthers defeated two-time defending champion Camden 67-64 in a thrilling final. 

Head coach LaMarr Greer’s squad delivered clutch play down the stretch, finishing the tournament run with impressive wins that highlighted their growth, depth, and determination throughout the year.

Middle Township Department of Public Works Spring 2026 Branch and Brush Collection Schedule is now in effect.

This service is for residential properties only.

Collection dates vary by zone.

For questions, contact Public Works at 609-465-8745 or visit middletownship.com.

The Middle Township Senior Center activities are resuming, welcoming residents back and reconnecting the community.

At this time, programming will return to regular operations beginning Monday, April 6, with updated schedules available.

Learn More

At its February 18, 2026 meeting, the Middle Township Committee extended the partnership agreement with the Middle Township Ambulance Corps to provide EMS support services, primarily focused on special event coverage and supplemental emergency response assistance.

Learn More

Middle Township – Comings and Goings – March 2026

Comings – Welcome to the Middle Township Team

Recreation Advisory Board

Jason Hunt – Board Member

Kristi Brown – Board Member

Meghan Stanley – Board Secretary

Goings – Thank You for Your Service to our Hometown

Middle Township Police Department

Lt. Jason Sweitzer – Retiring September 1, 2026

Mayor Leusner and Township Committee attended the Middle Township Chamber of Commerce Annual State of the Township event at the Bellevue Tavern on March 11, 2026.

Mayor Leusner presented a comprehensive, forty-minute overview of the Township’s excellent financial condition and the governing bodies ongoing efforts to attract and retain well-run businesses. 

The Mayor also highlighted the ongoing, well-planned expansion of housing opportunities within the Township, including significant set asides for affordable units. 

Police Chief Tracey Super shared the MTPD’s Annual Report. The Middle Township Police Department is fully staffed and continues to recruit top-notch officers. 

The Department remains committed to its pledge to protect and serve the people of Middle Township through proactive law enforcement and community engagement.  

Mayor and Committee thank the Chamber for their commitment to fostering our business community and for once again sponsoring the State of the Township address.

“These kids were one of the finest teams I ever coached,” said Coach Tony. “They had so much heart and grit. I miss them already.” Congratulations to our Champs!

In 2025, Cape May County approved a $2.4 million open space grant to Middle Township for major improvements to the Clarence and Georgiana Davies Sports Complex in the Goshen section. This funding, drawn from the county’s Open Space Program, covers a significant portion of the approximately $4.5 million total project cost. The grant underscores the county’s commitment to enhancing recreational opportunities and community assets in partnership with local municipalities.

The project is currently on schedule and making good progress into Spring 2026. Work is proceeding in phases throughout the year, with recent township resolutions addressing change orders and related ADA improvements. The early phases of the project are expected to be completed this Fall.

The scope of work focuses on a comprehensive upgrade to nearly every field and amenity at the complex, creating a total of ten new and improved active recreational fields to support year-round recreation, expand athletic programming, and benefit youth sports across Cape May County. Key elements include the construction and reconstruction of four Little League fields, one baseball field, one softball field, two soccer fields, a dual lacrosse and field hockey field, and a football field. Additional improvements encompass new dugouts, press boxes, stadium seating, fencing, and backstop netting; a new grandstand and press box at the football field; upgraded lighting systems; enhanced entrance and wayfinding signage; upgraded paving, walkways, and ADA-compliant access; and security enhancements such as cameras and improved lighting.

The construction contract was awarded to H4 Enterprises following a competitive bidding process. 

“We are seeing great progress on the improvements to the Davies Sports Complex, with many enhancements already visible on site,” Mayor Chris Leusner said. “There is tremendous excitement building around the fall reopening of this much-improved facility. The completed project will provide safer, upgraded and well-maintained fields and amenities for our residents, sports teams and visiting athletes for years to come.”

Overall, this initiative represents a major investment in local recreation infrastructure. It will deliver a state-of-the-art facility built and funded through a strengthening collaboration between Cape May County and Middle Township for lasting community benefits.

Middle Township is proud of our longstanding partnership with Habitat for Humanity. For over a decade, we have worked together to create affordable homeownership opportunities for Middle Township families. 

By donating to the Restore, you can help! All proceeds go to support Habitat for Humanity's mission. 

The ReStore in Cape May Court House is a resource for low-cost home renovations and decor. And, by choosing to donate your gently used household items, you are also choosing to keep reusable and useful items out of our landfills, and that's good for everyone!

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