Most likely the entire community will be covered by HOA, even though SFH is easier than TH to specify. Because there are certain responsibilities belong to individual family, and certain belong to the whole community (like entrance, garbage, club, etc.). Such rights and responsibilities need to be clearly specified. Including, whether you could rent it out, in the case tenants violate anything, what is your responsibility, and what is HOA's right if you fail to take action within how many days...
In state of NJ, it's Department of Community Affair (DCA), to which a developer should submit application for an HOA. Once it's approved, builder/seller can start to take contracts. Such document should be public information, which I'll assume builder has it, listing agent has it... Of course there is always a procedure to take majority vote to change any item, which is difficult.
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