Heritage Bay: Barnegat's Low-HOA Alternative to Four Seasons at Mirage
~300 homes in Barnegat Township with the lowest HOA of any significant 55+ community in the area at ~$180/month. The trade-off: Barnegat's 1.95% effective rate — Ocean County's highest for major 55+ towns — applies here just as it does to the much pricier Four Seasons at Mirage down the road.
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Barnegat 1.95% Rate at Heritage Bay Price Points
| Home Value | Gross Tax (1.95%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $285,000 | $5,563/yr | $3,813/yr | $2,782/yr | $2,782/yr |
| $340,000 | $6,637/yr | $4,887/yr | $3,319/yr | $3,319/yr |
| $380,000 | $7,418/yr | $5,668/yr | $3,709/yr | $3,709/yr |
| $425,000 | $8,296/yr | $6,546/yr | $4,148/yr | $4,148/yr |
65+, joint income ≤$150K. Despite Barnegat's high rate, the NJ relief stack keeps net taxes manageable at Heritage Bay's price points.
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10-Year True Cost: $340,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $238K @ 6.75%, 30yr) | $18,564 | $185,640 |
| Property Tax (1.95% on $340K) | $5,508 | $57,200 est. |
| HOA Fee ($180/mo) | $2,160 | $23,800 est. |
| Homeowner's Insurance | $1,360 | $13,600 est. |
| Maintenance (1%) | $3,400 | $34,000 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (50% of gross tax $2,754) | –$2,754 | –$27,540 est. |
| Net 10-Year Cost of Ownership | — | ~$269,200 |
Related Pages
Four Seasons at Mirage (Barnegat, resort-tier) →Jackson vs. Barnegat: Tax Town Comparison →Barnegat Tax Rate vs. Other Towns →Ocean County Hub →Get Heritage Bay Market Data
Current listings, days on market, and how Heritage Bay prices against Mirage for equivalent home sizes.
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