Cranberry Creek: Little Egg Harbor's Value-Positioned 55+ Community at $220/Month HOA
325 homes in southern Ocean County with the LEH tax advantage, moderate HOA, and prices well below the Four Seasons communities in the same township. The right choice if you want the LBI area without the resort pricing.
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Little Egg Harbor Tax Math at Cranberry Creek Price Points
| Home Value | Gross Tax (1.86%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $310,000 | $5,766/yr | $4,016/yr | $2,883/yr | $2,883/yr |
| $370,000 | $6,882/yr | $5,132/yr | $3,441/yr | $3,441/yr |
| $410,000 | $7,626/yr | $5,876/yr | $3,813/yr | $3,813/yr |
| $450,000 | $8,370/yr | $6,620/yr | $4,185/yr | $4,185/yr |
65+, joint income ≤$150K. LEH 1.86% effective rate. Stay NJ: 50% of remaining after ANCHOR.
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Cranberry Creek vs. Four Seasons Communities in LEH: What You Trade
| Cranberry Creek | Four Seasons Sea Oaks / Harbor Bay | |
|---|---|---|
| Homes | 325 | 380–387 |
| Price Range | $300K–$450K | $375K–$625K |
| HOA | ~$220/mo | ~$275–285/mo |
| HOA Savings/Year | ~$660–$780/yr | — |
| Clubhouse Scale | Standard | Resort-level 35K SF |
| Golf | No | Sea Oaks: private 18-hole |
| Tax Rate | LEH 1.86% | LEH 1.86% |
10-Year True Cost: $370,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $259K @ 6.75%, 30yr) | $20,202 | $202,020 |
| Property Tax (1.86% on $370K) | $6,882 | $71,200 est. |
| HOA Fee ($220/mo) | $2,640 | $29,000 est. |
| Homeowner's Insurance | $1,480 | $14,800 est. |
| Maintenance (1%) | $3,700 | $37,000 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax $2,664) | –$2,664 | –$26,640 est. |
| Net 10-Year Cost of Ownership | — | ~$293,980 |
Related Pages
Four Seasons Sea Oaks (private golf, same town) →Four Seasons Harbor Bay (same town, no golf) →Mystic Shores (also LEH, lower HOA) →Ocean County Tax Guide →Ocean County Hub →Get Cranberry Creek Specifics
Current inventory, HOA financials, and how this community prices against Sea Oaks and Harbor Bay on equivalent-size homes.
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