Holiday City Silverton: The Step-Up Option in the Holiday City Family — Better Finishes, Similar Value
~1,600 homes in Toms River with the Holiday City brand name and DNA, but slightly larger lots, updated home stock, and prices running $50K–$80K above the flagship Berkeley community. Here's where the extra money goes — and whether it's worth it.
Toms River, NJ~1,600 HomesHOA ~$90–100/moHomes from $200s
Community at a Glance
LocationToms River Township (Silverton section), Ocean County NJ
Total Homes~1,600 single-family homes and duplexes
Home Sizes950–1,400 SF; 2 bedrooms, 1–2 baths; most include 1-car garages
Price Range$200,000–$375,000 (mid-tier for Ocean County resale market)
HOA Fee~$90–$100/month; covers clubhouse access, pool, common grounds
Age Restriction55+; active adult designation
AmenitiesClubhouse with social rooms, outdoor pool, shuffleboard, bocce, walking areas
Tax MunicipalityToms River Township, effective rate ~1.50%
Holiday City Silverton is not a separate brand — it's a subsection of the broader Holiday City complex in Toms River. The "Silverton" designation reflects its location in the Silverton section of Toms River rather than Berkeley Township. Homes here typically have slightly larger lots and were built in the 1970s–1990s, with some later phases running into the early 2000s. That translates to marginally better construction vintage and slightly higher resale prices than the original Berkeley sections, but the community character and lifestyle are nearly identical.
Property Tax at Toms River's 1.50% Rate
Silverton falls within Toms River Township proper (not Berkeley Township like Holiday City at Berkeley), which carries an effective rate of approximately 1.50%. On a $280,000 home — about the midpoint of Silverton's range — that's $4,256/year before NJ relief programs.
| Home Value | Gross Tax (1.50%) | After ANCHOR ($1,750) | After Stay NJ | Net Annual Tax |
|---|---|---|---|---|
| $210,000 | $3,156/yr | $1,406/yr | $1,406/yr | $1,406/yr |
| $260,000 | $3,908/yr | $2,158/yr | $1,954/yr | $1,954/yr |
| $310,000 | $4,659/yr | $2,909/yr | $2,330/yr | $2,330/yr |
| $370,000 | $5,561/yr | $3,811/yr | $2,781/yr | $2,781/yr |
65+, joint income ≤$150K. ANCHOR: $1,750. Stay NJ: 50% of remaining tax.
Silverton vs. Holiday City at Berkeley: Where the $50K Price Premium Goes
| Holiday City Silverton | Holiday City at Berkeley | |
|---|---|---|
| Typical Price Range | $200K–$375K | $100K–$300K |
| HOA | ~$95/mo | ~$110/mo |
| Construction Vintage | 1970s–early 2000s | 1969–1996 |
| Tax Municipality | Toms River Twp (1.50%) | Berkeley Twp (1.50%) |
| Community Size | ~1,600 homes | 10,636 homes |
| Lot Size | Slightly larger average | Smaller lots, denser |
| Liquidity | Good (1,600 homes) | Excellent (10,636 homes) |
The honest answer: The $50K–$80K premium over comparable Berkeley sections buys you slightly larger lots and marginally newer construction vintage — not a fundamentally different lifestyle. Both communities share the same HOA fee range, the same Toms River tax rate, the same basic amenity structure. If you find a Silverton home that's been updated and the price is competitive, it can be excellent value. If you're paying full premium pricing for the Silverton name alone, you're not getting $50K of additional lifestyle.
10-Year True Cost: $265,000 Purchase
| Cost Category | Annual (Year 1) | 10-Year Estimate |
|---|---|---|
| Mortgage (P&I on $185.5K @ 6.75%, 30yr) | $14,469 | $144,690 |
| Property Tax (1.50% on $265K) | $4,028 | $41,800 est. |
| HOA Fee (~$95/mo) | $1,140 | $12,540 est. |
| Homeowner's Insurance | $1,325 | $13,250 est. |
| Maintenance (1%) | $2,650 | $26,500 est. |
| ANCHOR Benefit | –$1,750 | –$17,500 |
| Stay NJ (~50% of gross tax $2,014) | –$2,014 | –$20,140 est. |
| Net 10-Year Cost of Ownership | — | ~$201,140 |
Related Pages
Holiday City at Berkeley (10,636 homes) →Holiday City vs. Silver Ridge Park →Toms River 55+ Complete Buyer Guide →Ocean County Tax Guide →Ocean County Hub →Talk to a Toms River 55+ Expert
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